All Programs and Guides on Investor Loans Tennessee
Every guide on this site, one screen. Program pages carry the mechanics; city pages carry the local numbers and permit rules; all figures are dated and registry-verified.
Loan programs
- DSCR loans: qualify on the property's rent; no tax returns; LLC-friendly.
- Investor cash-out refinance: no state constitutional cash-out limits; BRRRR seasoning timelines.
- Short-term rental loans: Airbnb and cabin financing with honest income-documentation lanes.
- LLC loans + franchise-and-excise tax: close in the entity; the F&E and FONCE picture; due-on-sale rules.
- Portfolio + 2–4 unit + foreign national: the 10-loan conventional cap and what is past it.
- Bank-statement loans: self-employed qualifying from deposits after an expense factor.
- 1031 replacement financing: closing inside the 45/180-day clocks.
City and market guides
- Memphis: the top U.S. investor metro by purchase share; the Shelby tax caveat.
- Nashville: two STR permit types and the LLC-transfer permit trap.
- Smoky Mountain cabins: Gatlinburg, Pigeon Forge, and Sevierville; the 40% cabin tax.
Tennessee reference
- STR rules by city: the six-market status table, verified July 2026.
- Rental property taxes: the 25% vs 40% assessment, no income tax, transfer and recordation taxes.
Mike Certo · NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. Educational content, not a loan commitment and not legal or tax advice. Tennessee franchise and excise tax, FONCE eligibility, property-tax classification, and city short-term-rental rules change and depend on your facts; confirm your situation with your CPA, a Tennessee attorney, and the city before you buy. Loans are subject to buyer and property qualification.