October 2025 Newsletter - Hammerhead Capital Inc.

NEW DEALS IN THE PIPELINE

In September, we submitted 13 offers while focusing on current projects, raising capital, and launching Flip Fuel Lending. None of the offers were accepted, but we’re still negotiating a couple of promising deals. We did close on a new fix & flip that looks very strong and refinanced a new build into excellent loan terms, allowing us to fast-track development. Some other good news is that the Tide & Timber Ventures team added a new employee, boosting our capacity to scale. In a competitive Charlotte market, we remain committed to precision over volume—patience and discipline continue to give us the edge. While the Charlotte market remains competitive, disciplined investors still find value. Many overpriced listings are stalling, eroding margins. It is now officially a buyers market and that’s why we stick to a data-driven, calculated approach—prioritizing precision over volume. In today’s market, patience is our advantage.

CURRENT PROJECTS

New Mint Hill, NC Fix and Flip Purchased and Renovations Started!

We’re excited to share that we’ve closed on a new fix-and-flip in Mint Hill, NC—a deal that came directly from our own mailer campaign. The appraisal came back at $345,000, and our renovation quote is just $52,000, well below the $75,000 we originally projected. With these numbers, our expected net profit has increased to $80k+ compared to our initial $45k estimate. Demo has officially started, and we’re eager to get this project finished as soon as possible. This investment opportunity is fully funded—a huge thank you to our passive investor partners for making it possible!

______________________________________________________________________

New Rock Hill, SC Fix and Flip Under Renovations!

We’re excited to share that we’ve started renovations on our latest project! Early on, we ran into a septic issue, but we were able to address it swiftly by repairing the leach fields at a great price, barely impacting our numbers. With that behind us, the house already feels so much better than before, and we’re excited to push toward the finished product. We acquired this property for $183,000, with a renovation budget of about $90,000, and a projected ARV of $350,000. This opportunity is fully funded, and we’re grateful to our incredible passive investor partners for helping us bring it to life. Stay tuned, this project is already shaping up to be a standout success, and the transformation from before to after is going to be incredible.

______________________________________________________________________

Charlotte, NC Fix and Flip and New Construction Underway!

We recently picked up a “two for one” project in Charlotte — a fix & flip plus a new build. On paper, it looked like a $120K winner, but this one has thrown everything at us: foundation hiccups, septic headaches, grading surprises, and even driveway drama. After working through it all, profit is now looking closer to $20K. We’ve officially nicknamed this project “Break Even”, because sometimes real estate keeps you humble. The good news? We set this deal up with enough cushion to absorb the hits and still come out ahead. Permits for the new build are close to being obtained, and renovations on the fix & flip have already started. Now the goal is simple: finish strong, sell fast, and move on to the next win. Most importantly, our top priority never changes: returning our investors’ capital and promised returns, no matter what challenges a project throws our way. This project is fully funded and thanks to our passive investor partners for backing us — the ride isn’t always smooth, but it’s never boring!

______________________________________________________________________

Charlotte, NC New Development Project Underway!

This project has officially moved into development — the slab has been poured, and framing is starting as we speak. With an all-in cost of ~$260K and an ARV of $380K+, the numbers remain strong, and we’re excited to push this one across the finish line in about 60 days. Since we owned the land free and clear, we’ve now refinanced into a new construction loan to bring in outside funds and streamline the project. This opportunity is fully funded, and we’re grateful to our passive investor partners for helping bring it to life. Stay tuned — this one is moving fast!

______________________________________________________________________

Charlotte, NC Airbnb House Hack Under Renovations!

Renovations on our new house hack are already 90% complete, and we’re now shifting into the fun part: ordering furniture and decor to make the tiny home Airbnb-ready. We’re excited to launch this Airbnb, get systems in place, and start generating strong returns. This property is especially exciting because once we move out, we’ll be able to rent both units — creating even stronger cash flow potential. We’re confident this will be a standout Airbnb, and we’ll be sharing before and after photos soon. Stay tuned — we’ll also be sharing the Airbnb link once it’s live!

______________________________________________________________________

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

Last month, 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.

______________________________________________________________________

Charlotte, NC Fix/Flip Renovations Completed, Subdivision Completed and Officially Listed!

Our Charlotte fix-and-flip is a reminder of how quickly markets can shift. We bought it off-market for $260K, invested $42K into upgrades, and had an appraisal at $390K. But delays from the subdivision process pushed our listing into a softer market, and we’ve since dropped the price from $375K to $345K to stay competitive. That’s the reality of flipping—you adjust, sell, and move on. Thankfully, the new build unlocked through the subdivision makes this project worthwhile no matter the outcome here. Strong underwriting and multiple exit strategies keep us in position to win long-term.

______________________________________________________________________

32 Unit in Lancaster, SC

The refinance is officially complete! We locked in a 5.75% rate on a 30-year amortization and cashed out ~$140,000—boosting cash flow and bringing all preferred returns current. Distributions began in March 2025, and we’re now projecting 8–10% ongoing returns. With stabilization achieved, we’re well-positioned for a strong exit and have now listed the property for $2.7M. We’re excited to see the offers that come in and to maximize investor upside.

SOME OF OUR RECENT FINISHED PROJECTS

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!

______________________________________________________________________

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.

______________________________________________________________________

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!

I had the privilege of speaking at a SubTo community meetup just outside Raleigh, in Wendell, NC (yes—great town name!). I shared insights on the importance of underwriting conservatively in today’s shifting real estate market and the value of always trusting the numbers.

We host monthly meetups and quarterly mastermind getaways—mixing business with connection and strategy. If you're in the Charlotte area and haven't joined yet, check out the group below and plug into a network built for bold thinkers.

Our October Hive: CLT Entrepreneurs event was an absolute blast last Thursday! 🙌
Even with the last-minute venue change, the turnout and energy were incredible — 30+ amazing entrepreneurs, founders, and professionals came together for an evening full of connection, collaboration, and great conversations.

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

We just dropped Episodes 30, 31 and 32 of the podcast!

Don’t miss these power-packed conversations—links below! More great content is on the way, so be sure to subscribe and stay tuned.