Your Funding Problem... Solved

Apply. Choose. Close.

If you need funding for any type of real estate investment, we have you covered. Long or short term financing. Purchase, refinance, rehab, bridge, construction, multi family, apartment commercial loan, free proof of funds, loans for rental properties, development, and everything in between can be obtained.

  • Residential & Commercial
  • Debt or Equity
  • Get multiple offers from several lenders

I can get you a term sheet based on the following:

  • Property Address (Purchase Price/ Rehab/ ARV)
  • Purchase contract / HUD (from original closing) - If available
  • Scope of work / construction estimate

About Us

Who are we

Smart Investment Group LLC,  subsidiary company of Edmond Consulting Group, is a privately held residential and commercial real estate consulting firm. 

SIG is active in both the negotiations and funding  commercial or our clients and the acquisition of residential or commercial real estate assets throughout the southeast region. With a combined 25+ years in Various aspects of residental or commercial real estate our principals provide a personal, hands on approach to the transactions of our firm. 

SIG offers genuine professionalism and seasoned expertise combined with broad and deep financial resources. If you are looking to buy or sell real estate assets, need assistant in the write down, work out or short sale of your residential or commercial real estate assets, or are an experienced investor seeking a professional firm to handle the their current pipeline contact us at

SIG's success is based on our adherance to maintain the highest level of integrity, ethics, and honesty. We provide results where others fail.

Custom Solutions

Because our clients are uniquely individual, Smart Investment Group offers a wide range of solutions tailored to your specific goals:

  • Equity Management – Project cash flow management and analysis
  • Investments – Investment property sales and acquisition                                                                                 
  • Funding- Hard money, Private money, Crowd funding, and Business expansion 

Close the deal

Contact us today! CLOSE FAST!

Our Services

General Funding

Some of the current benefits that will be provided to you are the following:   

  • Access to our private money programs
  • Up to 100% LTV / Up to 65% ARV financing program depending on location and the deal
  • Joint Venture possible
  • Access to posting properties on the website
  • Unlimited support to help you become a successful Investor
  • If you can not locate a deal we can assist you in locating a project to work on
  • Money back guarantee* on Membership 
  • Access to the database of current buyers (no credit check program)
  • If there is not a buyer in your area and you wish to use a no credit check buyer we will help market for you
  • Access to the cash flow program (good credit / full doc required)
  • Waived fees ($1,500.00 savings) for the no credit check program - owner occupied
  • Access to down payment assistance program (coming soon)
  • Access to our network of investors (forum launching soon)

Types of Funding

  • Purchase
  • Refinance
  • Rehab Loans
  • Construction Loans
  • Business Loan

Our lender partners

  • Hard money lenders
  • Private money
  • Crowd Funding
  • Joint venture
  • Transactional funding
  • FINANCIAL Companies

Email us today at

Documents Checklist

Join our Lender Network

Our program

Simply Tell Us About Your Loan Programs & Get Connected With Real Estate Investors Who Need YOUR Capital - TODAY. 

How it works »

  • We attract RE investors ready to buy
  • They fill out a form
  • If their needs match your preferences, the borrower is sent to you!

Why it works »

  • Borrowers are ready to buy now
  • We do all the upfront heavy lifting

Your Next Step!

  • Enter your email address
  • Select your preferences
  • Your account manager will set you up and leads will start rolling in before your head hits the pillow tonight!

Manage Your Lead Flow

Your Own Account Rep
A direct line to a  rep to help optimize lead flow

Easily Change Lead Flow
Lead and delivery customization

You Set Your Calendar
Leads the days you want them

Crowd funding opportunities

We level the playing field in real estate investing!

Join thousands of investors like you building portfolios of short-term, high-yield real estate investment loans

How it works

1. View and Choose Curated, Pre-Vetted Projects

Build your portfolio from our curated, pre-screened Real Estate projects. You can view full financials, photos, appraisals, and documents related to that project all on one page.

2. Invest. Digitally Sign Documents Securely Online.

 Sign the Investor Agreement electronically. Finalizing your investment takes less than ten minutes (including legal document review) and we've streamlined the process to ensure future investments take half that.

3. Transfer Funds

Pay for your investment via automatic bank draft or wire. Transfer your funds via ACH and third party secure escrow service. Accounts are secured by bank-level security measures and your investment information is stored on PCI-compliant, encrypted storage systems

4. Earn up to 12%, Receive Monthly Distributions, and Monitor the Progress of Your Projects.

Every month you receive a distribution directly into your account. We'll send status updates via email and your account's notices section as investments progress. Get real-time reports on your current and past investments as well as the ability to reinvest your funds into new projects.

5. Upon Project Completion, the Borrower Repays the Loan. Withdraw Funds or Re-Invest!

The Borrower completes the project and completes repayment of the loan along with any outstanding interest due. You are free to withdraw any remaining funds in your account or re-invest them. Lastly, you can download tax documents, your investment agreements and other files electronically.

Investment Examples

Accepting Investments - Live Public Offering

Share Price:
$10 - $500/ Share

Amount Offered:


Amount Invested:

Property & Casualty Insurance Requirements


Our lenders has minimum insurance requirements which are described below. Please forward these  

requirements along to your insurance broker to ensure a smooth closing. We cannot close your loan until we confirm insurance is in force. 


____ Coverage Form -

Coverage must be written on a "special form" or include an “all risk” coverage  endorsement. Broad or Basic coverage will not be accepted. The coverage must not limit or exclude from  

coverage (in whole or in part) windstorm, hurricane, hail damages, or any other perils that are normally included under an extended coverage endorsement.  

____ Coverage Amount -

The amount of insurance must be at least equal to the unpaid balance of the mortgage. In order to protect your equity, we recommend you purchase a limit to cover the full amount it will cost to replace the property.   

____ Valuation Method –

Coverage should include a replacement cost endorsement to compensate for the full  

amount of damage or loss to improvements.  

____ Carrier Ratings –

The insurer must have no less than a “Good” (bbb) rating per AM Best.  

____ Coinsurance Clause –

Coinsurance should not be greater than 80%.   


Flood Coverage –

We require flood coverage for any property that is located in a “High Hazard” flood zone  

with FEMA designations of any of A, B or V. In-lieu of flood coverage, please provide proof that your property is not located in one of these zones.  

____ Deductibles –

All deductibles should not exceed $5,000 without written approval.   

____ Builder’s Risk Endorsement

– Projects that have rehab budgets greater than $50,000 should include coverage for builder’s risk.   


Additional Named Insured –

Your lender should be listed on the policy as an additional named  insured and mortgagee   


____ Coverage Type –

Commercial General Liability with Occurrence coverage.  

____ Occurrence Limit

– Not less than $1,000,000  

____ General Aggregate Limit

– Not less than $2,000,000  

____ Medical Expenses

– Not less than $2,000 per person 

Acceptable proof of coverage include: Evidence/Certificates of Insurance, Binder, Declaration Pages, and  Policies. The term of a binder may not exceed 90 days, unless a longer period is required by state law. 

Edmond Consulting Group LLC has the experience, insurance markets and knowledge to help you protect your properties so that you can focus on managing and growing your real estate portfolio.  At Edmond Consulting Group, we are passionate about real estate investment insurance, and understand your desire to maximize your ROI while at the same time providing comprehensive protection for your investments.  

ECG has designed insurance products tailored to the needs of investors that are purchasing portfolios of residential properties. These properties are typically renovated and converted to rental properties. It is an emerging market with over $20 billion of fresh capital being infused into the market from institutional investors and private sources of capital. The market for single family resident rental properties has grown rapidly and is estimated to be as large as 14 million properties.

ECG has a dedicated team of insurance professionals focused on real estate investors and views the Real Estate Investor (REI) market as one that is underserved and misunderstood by the insurance industry. We are continually working to educate the insurance marketplace as to the value and unique characteristics of the portfolios owned and managed by investors, thus placing ECG at the forefront of changing the Real Estate Investor insurance paradigm from “High Risk” to a “Preferred”.

  • ECG represents the most competitive and flexible carriers in the market
  • ECG understands the needs of its clients and crafts insurance solutions based on risk tolerance, portfolio specifics, and coverage requirements

We work with each of our partners to tailor insurance offerings that address the need for broad coverage, exceptional pricing and meet the risk tolerance of every investor. ECG uses this expertise to enhance our programs, help in the underwriting process, and pass on the necessary knowledge to our partners so that they can stay informed.

Need an insurance quote?

Please text (803) 716-9901. Property information and everything that is needed. 24-48 hrs turnaround especially with General Liability.

Types of Insurance for Real Estate Investors and Landlords:


Hazard and Fire Insurance for the Physical Property

  • Hazard and fire insurance is always needed.

Liability Insurance

  • Liability insurance is always needed. You can purchase liability insurance for the physical property as well as for your actual business.


Sewer Backup Insurance

  • Sewer backup insurance is always needed and can be added to your hazard and fire insurance policy at minimal cost.

Flood Insurance for the Physical Property

  • Flood insurance is only needed if you are in a designated flood zone, if your property is located in an area that is not designated as an official flood zone but may still have the propensity to flood or if you are worried that a catastrophic flood could destroy your property.
  • If your area endures a storm such as a hurricane and experiences flooding, your regular hazard and fire insurance policy will not cover your loss. Many homeowners and property investors have unfortunately learned this the hard way when external factors, such as hurricanes, have caused flooding inside their property. Flooding caused by external water, i.e., not from a burst pipe or a leak in your home, is not normally covered by a homeowners insurance policy. Without specific flood insurance, you could be out of luck in receiving insurance money to help cover the loss.

Terrorism Insurance

  • Terrorism insurance is only needed if you are worried that an act of terror could cause damage to your property.

Builder’s Risk Insurance

  • Builder’s risk insurance is only needed if you purchase vacant or mostly vacant property and are renovating the property. Due to the increased risk of vandalism, property damage, and contractor ‘slip and falls,' properties that fall into this category will not usually qualify for normal hazard and fire insurance or liability policies. ECG will need to provide you with insurance through secondary markets. Lloyds of London is one of the largest secondary insurance providers. This type of insurance is typically two to four times more costly than normal hazard and fire insurance or liability policies.


Loss of Income Insurance

  • Loss of income insurance is only needed if you are a landlord who owns an investment property that you are renting to tenants. Investors who flip a property with the intention of selling it to a new homeowner do not typically need this type of insurance. Loss of income insurance is usually added to your hazard and fire insurance policy at an additional cost.

General Contractor Insurance

  • General contractor insurance is needed when you decide to become a licensed general contractor so that you can pull your own permits for renovation jobs at your rental properties.

Workers Compensation Insurance

  • Workers compensation insurance is needed when you have employees such as superintendents, maintenance workers, receptionists, or even when you hire contractors and allow them to work under your insurance policy.

Umbrella Insurance Policy

  • An umbrella insurance policy is never actually needed, but it is always a good thing to have as it provides additional liability protection.

This list may seem long, but it is not exhaustive. There are many additional types of insurance that you may need, which is why it is important to have a competent and trusted insurance broker Edmond Consulting Group LLC on your team to review your personal situation and needs.

Visit our parent company Edmond Consulting Group LLC

Please visit our website

Real estate investing opportunities

Become an investor

If you’re interested in learning more about Smart Investment Group LLC and our operations and investment opportunities as partners on deals, to purchase wholesale properties, or if you’re looking for an alternative to investing your money in the stock market (or other traditional places)…  fill out the short information form below or give us a call at (803) 716-9901 to learn about the options we offer.

We’ll send you information about our company and connect with you to chat about your goals, show you what we do, and see if there’s a fit.

Investment in Smart Investment Group LLC is offered only to qualified investors through a written Investment Agreement or Private Placement Memorandum.

Throughout the years of experience and being a part of several million dollars worth of real estate transactions and projects here in South Carolina and now Atlanta, we have developed an in-house financial analysis system developed by our CEO, Erica T. Edmond, MBA. This analysis system was designed to always put the interest of our investors first and make sure every investment hits our minimum yield requirements. This allows SIG to simplify the entire investing process for our clients to make the –  acquisition, renovation, re-positioning and development of distressed residential homes – become a turnkey investing operation for our clients.



Any investors looking to JV on some deals?. WE have cash buyers seeking properties all across GA...Verified buyers, just make sure the numbers are correct and valid....INBOX us if you have any deals

Advertise your deals

The Real Estate Marketplace is the place here where you can promote or advertise your real estate business, your deals & opportunities, your financing, and your website. If you have residential or commercial real estate for sale, the marketplace is the perfect place to find buyers. It is also the only place where soliciting partners, financing, deals, leads, or referrals, is acceptable on SIG website.

Email us today at


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Sell your property

Are you currently facing any of these situations?

  • Are You In Foreclosure or Are About To Be?
  • Do You Own Unwanted Rental Property?
  • Do You Have Frustrating Tenants (Or Family Members) That You Can’t Get Rid Of?
  • Do You Own A Vacant Property?
  • Did You Inherit An Unwanted Property?
  • Do You Need To Relocate Quickly And Need To Sell Your Current House Fast?
  • Do You Want To Avoid Paying Realtor Commissions?
  • Are You Going Through A Divorce?
  • Do You Have Little Or No Equity And Need To Sell?
  • Do You Own A “Fixer Upper” That You Don’t Want To Fix Up Or Don’t Have Time To Fix Up?

If you answered “yes” to one or more of these questions, we can help! We are specialists in solving real estate problems… especially ones that pose a financial burden on you, the homeowner. We can solve almost any financial problem that your property is causing.

How it works

Step 1: Tell us about your property – Quick, Easy & Free!

Step 2: If it meets our buying criteria, we’ll contact you to set up a quick appointment

Step 3: We’ll present you w/ a fair written, no-obligation offer

Step 4: We close at a local reputable title company, cash in your hands in as little as 7 days

Read more on how we can help you.

Visit our Sell your house tab.

Reduce repairs with a Public Adjuster

How can sellers repair homes that have been damaged without losing a good chunk of their initial real estate investment? This is where a public adjuster comes in. Public insurance adjusters are licensed experts in processing and filing insurance claims for damaged properties. They handle the messy work, such as compiling extensive inventories of damaged appliances, furniture and decorations, and also act as liaisons between the insured, which in this case would be you the real estate agent, and the insurance company. By letting a public adjuster handle claims on distressed properties, real estate agents can go back to their main business, selling buildings and structures, while the PA helps to get the proper claim payment from the insurance company. By quickly processing claims, properties can be restored to the great condition that they were in before the hurricane, fire or vandals caused extensive damage.

Find out how

Please visit Public Adjuster

Bird Dog Opportunities

How would you like to get paid for helping us find properties to purchase?  If you know of someone who might be interested in selling their home to us, or vacant properties, use the form below to give us their information so we can contact them.

If this is your first time here, it is recommended you contact us first for details about payment terms.

About our program

Our Bird Dog Opportunities  is simple. You contact us with information about a motivated home seller by emailing us at , then we pay you $$$$ if we decide to move forward in buying the property. No waiting on us to pay you either: You get paid at closing direct from the title company or closing attorney. We're looking to buy ten to fifteen properties per month, so this is an incredible opportunity for you to make some serious cash!

We're looking for single-family and multi-family homes. By providing solid leads, you could earn up to $2,000.00 to $4,000.00 - not bad for part-time cash!

We take care of all the paperwork. When you find a house with potential, simply email us at and we'll take it from there. We will keep you updated through the process to closing, so you know exactly where we're at in the process.

This is a perfect opportunity for part-time or weekend work, and if you're interested in learning real estate investing there is no better way to start. In fact, many full-time investors started out referring properties in programs just like this!

Submission Requirements

The more information you give us, the more likely it will be that we purchase the property such as:

Seller name:

Seller Email:

Seller Phone Number:

Seller mailing address:


Pics of the property:

Repairs Information:

Reason for selling:

Asking price:

Assessed property value, if known:

Is the property listed?

Email us today at 

Contractor Opportunities


An ideal contracting partnership consists of four main components: a consistent work ethic, superior workmanship, maintained job sites, and a passion to achieve a high-quality finished product.


We’re looking for professional contractors who have high standards, with a team of reliable subcontractors who do quality work, and who have been in business for some time—with the track record and references to prove it. Here are some specific things we’re looking for in our contractors:

  • Fully licensed with licenses up to date. Same with their subcontractors.
  • Insured—including worker’s comp, liability—with a minimum limit of $1 million.
  • Been in business in the area for at least three years.
  • Has a consistent crew of subcontractors.
  • Keeps worksite clean and maintained.
  • Can provide a list of references, with current contact information.
  • Belongs to the Better Business Bureau or one of the national associations of builders or carpenters.
  • Provides written warrantees of a year or more for their work.
  • Is structured as a corporation or LLC.
  • A reputable company with no history of lawsuits.
  • Has the financial resources—able to float materials cost until work is complete and ready for draw.

Real Estate Investors who looking for GC or subcontractor

Are you looking for a contractor to add to the team? A contractor you can trust and not have to worry if they will bail on you because they are working on other projects etc. Tired of not finding the right qualified contractor? If so, we are what you are looking for. All of our contractors: 

- Own their own vehicles/ tools
- Flexible on bid price only if number makes sense
- Over 5 years of experience
- Fix and Flip experience
- Fully renovations
- Understand deadlines and the high demand that is needed
- Reference list upon request
- Best of all they understand they the business and late hours they may be require to get the job done.

So, don't waste your time searching for contractors. These guys are trained and have the mind set working with investors. If you're interested please call us today.


Do you need a contractor to remodel your bathroom, tile, doors, garage,kitchen, floors, paint, drywall, etc.? Are you in need to fix your home before you sell or in need to update your home? Our contractors have the same experienced as listed above. FREE ESTIMATES!!

If you're interested please follow the three simple steps:

1. Call us

 and we will arrange time and date for a contractor to stop by your home to review your projects needs. Contractor will follow up in regards to bid price including labor cost only.

2. If you agree to bid price, follow up with your contractor to set a time/date to meet at Home depot or Lowes. Contractor will guide you at home depot and YOU will pay for materials. Therefore, you will know exactly where your money is going and how much was paid for materials.

3. You only pay contractor for the work that has been completed.

P.S You never pay us a dime. We just connect you with qualified contractor to complete the job.


Download the Contractor Application from our download center below 

Check out our upcoming Marketing Team

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Smart Investment Group LLC

P.O. Box 1294 Palmetto, GA 30268

(803) 716-9901


Monday - Friday: 9am - 7pm

Saturday: 12pm - 7pm

Sunday: Closed

Check out our amazing partnership

Other Websites

Main company website

Property & Casualty Insurance Brokerage

Roadside Assistance and Consulting



Announce NEW Funding


Need Personal or Business Funding

  • Qualify for personal lines of credit up to $300k with min 640
  • Gain pre-approval in minutes to a few hours of a business day
  • Enjoy 0% interest for 9 to 15 months and competitive rates after that
  • Fund your business or use for investing. (Invest Responsibly! Smart Investment Group is not responsible for client misuse of funds)