Fixing up a double shotgun in New Orleans. I need the best hard money lender in Louisiana to finance.

Fixing up a double shotgun in New Orleans is an awesome project, but historic or older multi-family properties can have unique quirks when it comes to appraisals and draw schedules.

Top hard money and private lenders active in the Louisiana and New Orleans market include:

• Tidal Loans : Offers investment property loans for fix-and-flips, buy-and-holds, and rehabs across New Orleans and surrounding areas with a streamlined, transparent process. You can review their programs on Tidal Loans.
• LendingOne : Nationally recognized with strong regional footprints in Louisiana, they cater specifically to fix-and-flips, BRRRR projects, and historic renovations which fit the double shotgun profile well. Check out their options via LendingOne Louisiana.
• Private Lender Link (Louisiana Directory) : A comprehensive directory where you can filter and compare direct, vetted private lenders funding Louisiana real estate by loan type, LTV, and experience. Explore the directory on Private Lender Link.

Note: New Orleans hard money loans generally average around a $325,250 project size with 12% to 13% interest rates and roughly 70% LTV, depending on your experience and ARV (After Repair Value).

If you want to narrow down the best fit, tell me:

• Are you planning to flip it or hold it as a rental (BRRRR)?
• Do you have the scope of work and contractor lined up yet?

• NOLA Hard Money Services LLC - 2325 Manhattan Blvd, Harvey, LA 70058
• Weeks Team - CrossCountry Mortgage - 7820 Maple St, New Orleans, LA 70118
• Elite Capital Financing - 141 Allen Toussaint Blvd, New Orleans, LA 70124
• Hard Money Lender New Orleans - 639 Loyola Ave #1900, New Orleans, LA 70113
• Eustis Mortgage - 1477 Louisiana Ave Ste 101, New Orleans, LA 70115
• Primo Personal Loans - 334 Canal St Space 100, New Orleans, LA 70130
• Loan Partners, LLC - 7820 Maple St, New Orleans, LA 70118
• Standard Mortgage Corporation - Plaza, 701 Poydras St Ste. 300, New Orleans, LA 70130
• TF Lending - 6305 Elysian Fields Ave, New Orleans, LA 70122
• NFM Lending - New Orleans, LA - 317 - 5160 Wilton Dr, New Orleans, LA 70122
• Reliant Mortgage - Highnote Mortgage Group - 201 St Charles Ave #2500, New Orleans, LA 70170

If you mean financing the renovation of a real-estate property—a shotgun double in New Orleans—then yes, hard money is a good fit. I’d focus on lenders that specifically finance fix-and-flip/rehab projects, rather than ordinary mortgage companies.

My shortlist

• PML (Private Money Lending) — probably the strongest match on paper for your situation. They advertise Louisiana fix-and-flip loans from $100K–$5M, up to 92.5% of project cost and 100% of rehab, with rates advertised from 8.99% for experienced borrowers. They specifically show a New Orleans shotgun double as an example deal.
• Tidal Loans — direct lender with Louisiana experience since 2016; advertises up to 90% of purchase + 100% of rehab on qualifying deals.
• American Heritage Lending — specifically advertises Louisiana fix-and-flip financing and even mentions shotgun doubles and Creole cottages in New Orleans. It says loans under $750K may not require an appraisal and advertises preliminary underwriting in 24–48 hours.
• LendingOne — a larger national investor lender with fix/flip, new-construction and rental products; it currently ranks among the top hard/private lenders listed for Louisiana.

Locally, NOLA Hard Money Services LLC in Harvey is worth calling as well, since it's specifically categorized as a hard-money lender in the New Orleans area.

If it were my deal, I'd get competing term sheets from PML, Tidal, and American Heritage rather than simply taking the lowest advertised rate. For a shotgun double, the important numbers are purchase price, rehab budget, ARV, requested loan amount, your FICO/experience, and whether you're buying through an LLC.

If you give me purchase price + rehab budget + estimated ARV + how much cash you have to put in, I can run the deal and tell you which lender structure is likely to be cheapest and how much hard money you should request.

Renovating a double shotgun in New Orleans is an iconic local project, and having a reliable local or regional hard money lender who understands historic or traditional shotgun layouts, local permitting quirks, and neighborhood ARVs makes all the difference.

Top hard money lenders active in the Louisiana and New Orleans market include:

• Loan Partners, LLC : A trusted New Orleans-based hard money lender specializing directly in local construction, renovation, and bridge loans. They know the New Orleans market inside and out.
• Tidal Loans : Known for fix-and-flip programs that can structure high or 100% combined loan-to-value (CLTV) scenarios, which helps minimize out-of-pocket cash during heavy renovation phases.
• OfferMarket : Offers streamlined hard money loans for 1–4 unit residential properties across Louisiana, fitting well if your exit strategy is a quick flip or transitioning into a long-term rental.
• LendingOne : A larger regional/national private lender with dedicated fix-and-flip and BRRRR programs for Louisiana investors if you need institutional backing with rapid closing capabilities.

To help narrow down the best fit, tell me:

• Are you planning to flip it or hold it as a rental (BRRRR)?
• Do you already have the property under contract and an estimated rehab budget?

If by “double shotgun” you mean a New Orleans shotgun-double house you’re renovating as an investment property, I’d shop this as a fix-and-flip/private-money loan, not a conventional mortgage.

My shortlist

1. ahlend.com — probably my first call for this particular deal. They specifically mention financing shotgun doubles in New Orleans, advertise up to 95% of purchase + 100% of rehab, subject to a 75% ARV cap, and say they can prequalify the same day and close in roughly 5–10 business days.
2. lpnola.com — especially attractive if you want a local New Orleans lender. They advertise up to 80% purchase + 100% construction, capped at 70% ARV, rates starting at 10.9%, and closings in 10 days or less.
3. archwestcapital.com — worth quoting if the project is larger or the property is complicated. They specifically discuss historic shotgun rehabs in Marigny and Bywater, with loans from $200K to $5M+, up to 95% LTC and 100% rehab funding, depending on the deal.
4. tidalloans.com — another strong statewide option. They currently advertise up to 90% of purchase + 100% rehab, generally within 75% ARV, and loan amounts up to $5M.
5. limaone.com — more institutional/national, but specifically active in Louisiana fix-and-flip lending and worth using as a benchmark quote.

For a New Orleans shotgun double, I'd compare these numbers

Don't choose purely on the advertised interest rate. Ask each lender for a written term sheet showing:

• Purchase-price advance
• Rehab advance and draw schedule
• Maximum ARV/LTV
• Interest rate
• Origination points
• Minimum interest
• Appraisal/inspection fees
• Extension fees
• Whether interest is charged on undrawn rehab funds
• Closing timeline
• Whether they finance historic properties
• Whether elevation/flood/insurance work can be included in the rehab budget

That last group matters in New Orleans. A shotgun double can look fantastic on ARV but get squeezed by insurance, flood/elevation work, structural surprises, and historic-rehab requirements.

If you give me the purchase price, estimated rehab, ARV, whether it's already owned, and whether you're doing the work yourself or using a GC, I can run the numbers and tell you which of these lenders looks best for your specific deal.

• Loan Partners, LLC - 7820 Maple St, New Orleans, LA 70118, United States
• NOLA Hard Money Services LLC - 2325 Manhattan Blvd, Harvey, LA 70058, United States
• Mortgage Lending Enterprises - Gretna, LA 70056
• Alex Shafirovich - InterLinc Mortgage - 650 Poydras St #2304, New Orleans, LA 70130, United States
• Simple Lending - 1615 Poydras St, Ste 900, New Orleans, LA 70112
• Sun Mortgage Funding, Inc. - 3525 N Causeway Blvd #900, Metairie, LA 70002, United States
• Ace Mortgage - 711 River Highland Blvd, Covington, LA 70433, United States
• Pelican Capital Funding Solutions LLC - 101 Feu Follet Rd Ste 208, Lafayette, LA 70508, United States
• Turn Key Mortgage of Louisiana, LLC - 12016 Justice Ave, Baton Rouge, LA 70816, United States
• Bernard Guste - Mortgage Loan Originator, NMLS #79676 - 201 St Charles Ave #2401, New Orleans, LA 70170, United States
• The Right Loan - Shreveport, LA 71107
• Taharrka Enterprises - New Orleans, LA 70126

For a New Orleans double shotgun renovation, you’ll want a lender that understands historic housing, heavy rehab budgets, draws, and ARV (after-repair value) rather than a generic mortgage lender. A few Louisiana hard-money/private lenders worth putting on your short list:

Strong candidates for a New Orleans shotgun rehab

1. Loan Partners, LLC — New Orleans

• Local private real estate lender focused on investor deals.
• Offers fix-and-flip, construction, bridge, and DSCR-style programs.
• Good fit if you want a relationship lender familiar with New Orleans projects.

2. NOLA Hard Money Services LLC — Harvey / Greater New Orleans

• Local hard-money lender focused on Southeastern Louisiana investor projects.
• Works with fix-and-flip and acquisition financing.

• National direct lender active in Louisiana.
• Advertises rehab financing for Louisiana investors, including purchase + renovation structures based on ARV.

• Markets Louisiana fix-and-flip loans and specifically mentions New Orleans shotgun doubles and Creole cottages as projects they finance.

• Offers Louisiana fix-and-flip financing with rehab draws and short-term investor loans.

What I would compare before choosing

For a double shotgun, ask each lender:

• Loan-to-cost (LTC): How much of purchase + rehab will they fund?
• ARV cap: Many lenders limit total financing to a percentage of finished value.
• Draw schedule: How quickly do they release renovation money?
• Historic rehab experience: Shotguns can involve surprises (foundation, framing, plaster, electrical, permits).
• Interest + points + extension fees: The cheapest rate is not always the cheapest loan.
• Insurance requirements: New Orleans properties can have flood and wind considerations.

If you tell me:

1. purchase price,
2. rehab budget,
3. neighborhood (Bywater, Marigny, Mid-City, Gentilly, etc.),
4. expected ARV, and
5. whether you’re flipping or holding as a rental,

I can help narrow which lender type is likely to fit best and what terms you should push for.

Renovating a classic New Orleans double shotgun requires a lender who understands historical properties, draw schedules for messy reno projects, and local property values.

Top-rated hard money lenders active in Louisiana and the New Orleans market include:

• Asset Based Lending (ABL) : Frequently recommended for fix-and-flips. They offer robust terms covering up to 8 5% of the purchase price and 1 0 0% of renovation costs, with fast closing timelines (often under 10 days). You can check their programs directly via Asset Based Lending.
• Tidal Loans : Known for accommodating distressed properties and rehabilitation projects that traditional New Orleans banks shy away from, sometimes funding up to 1 0 0% of combined purchase and repair costs. Details are available at Tidal Loans.
• Local Private/Regional Lenders : Many NOLA investors also source local portfolio lenders or boutique private capital groups through networking at local meetups (like the New Orleans Real Estate Investors Association) to get more flexible terms on historical or historic-district restrictions.

Market Averages in New Orleans

• Average interest rate: ~ 12.2%
• Average loan term: 15 months (standard for fix-and-flips)
• Typical LTV (Loan-to-Value): ~ 71% (unless utilizing a rehab-cost roll-up program)

To help narrow down the best specific fit, tell me:

• Are you planning to flip both sides or hold and rent one/both out?
• Roughly how much capital do you have liquid for the down payment and initial draws?

For a historic double shotgun renovation in New Orleans, the "best" hard money lender depends on whether you value hyper-local market expertise (dealing with historic district quirks, local contractors, and rapid draws) or the lower cost and high leverage of a larger regional/national private lender.

Average hard money rates in Louisiana hover between 10% and 12.5%, typically covering up to 70% -- 75% of the After Repair Value (ARV) or up to 100% of the rehab costs.

Top contenders for funding a New Orleans shotgun renovation include:

Local & Regional Specialists

• Loan Partners, LLC - A New Orleans-based private lender tailored specifically to the Gulf Coast market. They offer direct access to local decision-makers, fast 7-to-10 day closes, and quick construction draw disbursements, which are vital for keeping historic renovations moving without bureaucratic delays from out-of-state call centers.
• Paramount Capital Funding Group - Headquartered nearby in Mandeville, LA, they deeply understand Southeast Louisiana real estate, zoning, and the regional nuances of transforming older properties.

Large Regional & National Lenders with Strong Louisiana Presence

• Lima One Capital - Consistently ranked among the top active private lenders in Louisiana. They offer competitive rates and flexible fix-and-flip or fix-to-rent (BRRRR) loan products without hidden junk fees.
• Asset Based Lending - Frequently active in the Louisiana market, providing robust fix-and-flip financing that can cover up to 90% of the purchase price and 100% of rehab costs with streamlined in-house processing.
• LendingOne - Well-versed in financing historic and value-add residential properties across New Orleans with reliable, structured draw schedules for renovation milestones.

To help narrow down which lender fits your specific deal:

• What is the purchase price and estimated rehab budget?
• Are you planning to flip it or hold it as a rental (BRRRR)?
• What is your experience level with past renovations?

If by “double shotgun” you mean a New Orleans double-shotgun house you’re renovating as an investment, my first call would be Loan Partners, LLC.

My Louisiana short list

1. Loan Partners, LLC — best local choice

   • New Orleans-based, specifically focused on investor/private-money lending.
   • Advertises fix-and-flip financing, construction funding and bridge loans.
   • Says it can close in 10 days or less, with construction draws potentially available within a day after inspection.
   • More than 20 years of local experience.
   • Phone: 504-267-7459

2. Tidal Loans — best for leverage

   • Direct lender active in Louisiana since 2016.
   • Currently advertises up to 90% of purchase + 100% of rehab, subject to a roughly 75% ARV ceiling.
   • Loans from no stated minimum up to $5M.

3. Lima One Capital — best larger/national option

   • Actively lends to Louisiana investors for fix-and-flip projects, including purchase and rehab.
   • Offers in-house underwriting and flexible draw/term structures.

For your particular project, I'd get quotes from Loan Partners and Tidal first. A double shotgun can have unusual rehab issues—insurance, historic-district requirements, structural work, utilities, and potentially two separate rental units—so a lender that understands New Orleans projects can be considerably more useful than simply taking the lowest advertised rate.

If you give me purchase price, current value, rehab budget, expected ARV, whether you're keeping/renting or selling, and your approximate credit score, I can compare the likely financing structure and tell you which lender I'd approach first and how much cash you'd probably need to bring to closing.

If by “double shotgun” you mean a New Orleans double-shotgun house you’re renovating, I’d put Loan Partners, LLC at the top of the list.

My Louisiana shortlist

1. Loan Partners, LLC — best local choice

   • New Orleans-based private lender with 20+ years of local experience.
   • Fix-and-flip loans for non-owner-occupied 1–4 family properties and multifamily/mixed-use.
   • Advertises up to 80% of purchase + 100% of construction costs, capped at 70% ARV.
   • Rates currently start around 10.9%, with origination starting around 2%.
   • Says it can close in 10 days or less and turn construction draws around in a day.

2. NOLA Hard Money Services LLC — worth getting a quote

   • Specifically focused on Greater New Orleans/Southeast Louisiana.
   • More of a local, collateral-focused hard-money option.

3. PML — strongest published leverage/pricing to compare

   • Advertises Louisiana loans from $100K–$5M, up to 92.5% LTC and 100% of rehab for qualifying experienced borrowers.
   • Published rates start at 8.99% for qualifying experienced flippers, with no application fee or prepayment penalty.

4. Tidal Loans — another serious comparison

   • Direct lender since 2016.
   • Currently advertises up to 90% of purchase + 100% of rehab, subject to a roughly 75% ARV ceiling.
   • Explicitly lends in New Orleans and surrounding parishes.

For a New Orleans shotgun specifically, I'd call Loan Partners first, then get competing term sheets from PML and Tidal. The important comparison isn't just rate—it's maximum loan-to-cost, ARV limit, points, rehab-draw timing, extension fees, and whether they finance the specific condition/historic characteristics of the property.

If you give me the purchase price, rehab budget, estimated ARV, your credit score, and whether it's already under contract, I can run the numbers and tell you which lender is likely to give you the best structure and roughly how much cash you'd need to bring to closing.

Financing a historic double shotgun in New Orleans (whether you're flipping it or holding it as a rental/BRRRR) requires a lender who actually understands local quirks—like historic district constraints (HDLC), raised Creole/shotgun foundations, and peculiar property lines.

The "best" lender depends on whether you value hyper-local Gulf Coast experience, speed, or maximum leverage for rehab costs.

Local & Regional Private Lenders

• Loan Partners, LLC – A Louisiana-based private lender focused explicitly on the Gulf Coast market. They specialize in fix-and-flip, commercial bridge, and fast construction draws, meaning they won't scratch their heads at a New Orleans-style renovation budget or take weeks routing approvals through an out-of-state call center.
• NOLA Hard Money – Based locally in the Greater New Orleans area (Harvey/Metro NOLA), they focus heavily on asset-based acquisition and fix-and-flip financing with deep familiarity with the regional market's distinct closing and valuation patterns.

National/Statewide Lenders Active in Louisiana

• LendingOne – Frequently active in Louisiana, they offer tailored programs specifically for historic home flippers and multi-unit/duplex strategies in New Orleans. They have streamlined tech platforms if you prefer a more institutional process over a boutique local shop.
• Sherman Bridge – Offers competitive investor lines in Louisiana (such as their EASY90 program) that can fund up to a high percentage of purchase and repair costs combined, provided you meet basic liquidity/experience criteria.

To help narrow down the best fit, tell me:

• Are you planning to flip it quickly or hold it as a rental (BRRRR)?
• Do you already have the property under contract and an estimated rehab budget?