November 2025 Newsletter - Hammerhead Capital Inc.

NEW DEALS IN THE PIPELINE

In October, we submitted over 20 offers, secured one wholesale under contract, and have a few promising deals under negotiation. We also got a finished flip under contract to sell. Flip Fuel Lending closed and funded its first fix and flip loan for an experienced investor, marking an important milestone. The Tide and Timber Ventures team continues to grow, adding new talent to expand capacity and strengthen execution. We’re also scaling across our companies, with open positions for loan originators at Flip Fuel Lending, transaction coordinators and assistants at Tide and Timber Ventures, and a social media manager to help grow our personal and company brands. While the Charlotte market remains competitive, we continue to focus on precision, patience, and disciplined, data-driven investing.

New Land Assignment Deal Under Contract!

Our cold calling team connected with a motivated seller in Belmont, NC, offering a great opportunity to acquire waterfront land on Lake Wylie. The lot is build ready and located in a custom home community where ARVs can exceed 1 million dollars. While this type of property falls outside our typical new build focus, it’s an excellent opportunity for a builder or investor looking for a premium lakefront project. We’re under contract with the seller and marketing the property now with a target closing in mid November. Asking 70,000 dollars OBO. Check out the property here: 8116 Bayview Ln, Belmont, NC. If you’re interested or need more details, reach out soon, this one won’t last long.

CURRENT PROJECTS

Mint Hill, NC Fix and Flip Renovations Moving Smoothly!

Our Mint Hill, NC fix and flip is progressing well. The appraisal came in at $345,000, and our $52,000 renovation budget is well below the original $75,000 projection, increasing our expected profit to over $80,000. We’ve completed demolition and are now in the cosmetic phase, aiming to wrap up by the end of November and get it on the market soon. The project is fully funded—thank you to our passive private investors for making it possible. Check out our recent video update here: Instagram Video.

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New Rock Hill, SC Fix and Flip Almost Complete!

This renovation is nearly complete, with our punch list walkthrough scheduled for next week. The project has gone very smoothly from start to finish, and we’re excited to get it listed soon. We acquired the property for $183,000, with a renovation budget of about $90,000 and a projected ARV of $350,000. The deal is fully funded, and we’re grateful to our incredible passive investor partners for making it possible. Check out a recent video update here: Click here.

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Charlotte, NC Fix and Flip and New Construction Underway!

We recently picked up a “two for one” project in Charlotte, a fix and flip plus a new build. What started as a $120,000 projected profit turned into a challenge with foundation issues, septic surprises, grading hurdles, and even driveway drama. We’ve officially nicknamed it “Break Even,” because real estate has a way of keeping you humble. The good news is we have fixed the foundation and completed as many cosmetic updates as possible while addressing those issues. Now we’re full steam ahead to finish the renovation and get the cosmetic improvements rocking. On the new build side, we are officially approved to build, permits are secured, and we’re excited to see the home go up quickly. This project is fully funded, and we’re grateful to our passive investor partners for their continued trust and support. Every challenge brings a lesson, and we’re focused on finishing strong and delivering results.

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Charlotte, NC New Development Project Underway!

This project is moving quickly and great progress has been made. The house has already been framed, roughed in, and insulated. We’re now in the process of putting up drywall and siding before heading into the finishing phase, including the kitchen, bathrooms, painting, and floors. With an all-in cost of around $260,000 and an ARV of over $380,000, the numbers remain strong. Since we owned the land free and clear, we refinanced into a new construction loan to bring in outside funds and keep the project moving efficiently. This opportunity is fully funded, and we’re grateful to our passive investor partners for helping bring it to life. Check out the latest video update here: Video Update.

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Charlotte, NC Airbnb House Hack Under Renovations!

Our new house hack renovation is about 95 percent complete, with nearly everything furnished and ready to go. We’re just wrapping up a few final touches and planning to buy a hot tub — which, as it turns out, are pricey even for the “cheap” ones. Once that’s in place, we’ll be ready to launch the Airbnb, get our systems running, and start generating strong returns. This property is especially exciting because once we move out, both units can be rented, creating even stronger cash flow potential. We’re confident this will be a standout Airbnb and will share before-and-after photos and the listing link soon.

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Charlton, MA Multifamily - One Building Sold Second One Listed!

Two months ago, we sold the first building in our 7-unit property in Charlton, MA for $630,000—less than four months after acquisition! The second building was under contract but ultimately fell out. In the meantime, we’re preparing to rent out the commercial space to collect passive income, and we plan to re-list it shortly after with the same strong projected returns. We had an all-in cost of around $830,000 on this project, and when both buildings sell, we expect a total sales price of roughly $1.05M. That spread underscores the strength of the deal, especially as we also grew the rent roll from ~$5,000 to over $10,000 with renovations completed ahead of schedule. Even with a few twists along the way, this project continues to validate our strategy and remains on track to deliver strong results for our investors and our team.

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Charlotte, NC Fix/Flip Under Contract To Sell!

Our Charlotte fix and flip is a reminder of how quickly markets can shift. We bought it off market for $260,000, invested $42,000 into upgrades, and had an appraisal at $390,000. Delays from the subdivision process pushed our listing into a softer market, leading us to drop the price from $375,000 to $335,000 to stay competitive. The good news is this property is now officially under contract and set to close in late November, and we’re excited to get this one off our books. Thankfully, the new build unlocked through the subdivision makes this project worthwhile no matter the outcome. Strong underwriting and multiple exit strategies keep us positioned to win long term.

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32 Unit in Lancaster, SC

The refinance is complete with a 5.75% rate on a 30-year term and a $140,000 cash-out, boosting cash flow and bringing all preferred returns current. Distributions began in March 2025 with projected returns of 8–10%. Since we haven’t received an offer that meets our target after listing at $2.7 million, we’ve decided to hold and continue stabilizing. We plan to raise rents, add water and sewer back billing, partner with a nonprofit to cut taxes by over half, and work to remove flood insurance. If all is successful, investor passive cashflow returns could exceed 15%, far above our initial projections from rent collections. This strategy could also increase the property’s value by over $600,000—bringing investors close to doubling their initial investment in equity while continuing to earn strong cash flow, setting us up for either a profitable refinance or sale in the future.

SOME OF OUR RECENT FINISHED PROJECTS

Flip Fuel Lending’s First Funded Loan!

Flip Fuel Lending just closed its very first deal — a fix and flip in Rock Hill, South Carolina, with an experienced investor. The purchase price was $87,000 with $30,000 in rehab costs and an appraisal at $225,000. We got this one closed in just 10 days, and it’s shaping up to be a home run of a project. We’re thrilled to kick things off with such a strong start and look forward to fueling many more successful flips ahead.

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Gastonia, NC Fix/Flip Sold!

Another flip complete—bought, renovated, and sold in under 3 months with zero money out of pocket. Our lender earned $10K on a $100K loan (~45% annualized return), and we profited $60K+. That’s the power of smart deals and strong partnerships. Want in on the next one? Hit reply and let us know!

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Rock Hill, SC Sold!

We sold this property at the end of June for $319,900 after purchasing it for $225,000 and keeping renovations tight at just under $18,000. Thanks to our contractors’ swift, high-quality work, it went under contract within hours at full asking price. A quick, efficient flip with strong returns—just how we like it.

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Matthews, NC Investment Promissory Note Paid Off!

This small, but powerful deal is officially complete and returned. We provided $10,000 in short-term funding to help another investor finalize a novation agreement, earning a flat $2,000 return in just three weeks. The property closed in mid-July, delivering a 120% annualized return—proof that even modest capital, when deployed strategically, can generate impressive results.

To learn more about what we offer, or to reach out directly, visit tidetimberventures.com

To learn more about what we offer, or to reach out directly, visit flipfuellending.com. We’re also hiring Loan Originators, so if you’re interested in joining a dynamic, investor-focused team, we’d love to hear from you!

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A huge thank-you to everyone who joined and helped make our October Hive: CLT Entrepreneurs event such a vibrant night. The Hive community keeps growing, and we can’t wait to see you all at the next one! 🐝

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