Fix and flip
Purchase and rehab in one facility. Rehab released in draws against completed work, inspected and wired same day.
$25K to $1M+ · 5 to 10 days
Home / Where we lend / South Carolina
Hard money lender in South Carolina.
Purchase and rehab funded together across South Carolina, $25K to $1M+. Written terms in 24 to 48 hours and a wire in 5 to 14 days.
Submit a dealLending is nationwide. See all markets.
The market
What actually trades in South Carolina.
Two economies inside one state. Charleston and Myrtle Beach carry a short-term rental exit that changes what a finished property is worth and who is buying it, which is worth being explicit about in the underwriting rather than discovering at the appraisal. Columbia and Greenville are conventional rehab and rental markets and behave like the rest of the southeast.
Most active markets: Charleston, Columbia, Greenville, Myrtle Beach. That list is where the deals have come from rather than a service area, and a property anywhere else in South Carolina is underwritten on the same terms.
The Supreme Court held in 1987 that a residential closing is the practice of law, and an attorney has to supervise five specific steps: document preparation, the title search, the closing itself, recording, and disbursement. In practice the attorney is engaged from the start rather than brought in at the end, and the closings that move quickly here are the ones where that happened on day one.
Instruments
What gets used here.
These are the ones written most often in South Carolina. The full range is on the main page and none of it is restricted by state.
DSCR purchase and refinance
Long-term rental debt qualified on the property's income. No tax returns, no W2s, no employment history.
$75K to $1M+ · 14 to 21 days
Ground-up construction
Land plus vertical, drawn against a schedule of values. Contractor bids reviewed before close, not after.
$150K to $1M+ · 10 to 14 days
Questions
About lending in South Carolina.
Do you only lend in South Carolina?
No. Lending is nationwide. South Carolina has its own page because it is one of the markets deals most often come from, not because it is a boundary. If your property is in another state, submit it and the terms are the same.
Which parts of South Carolina do you lend in?
All of it. The most active markets are Charleston, Columbia, Greenville, Myrtle Beach, and those are simply where the most deals have come from rather than a service area.
How fast can you close in South Carolina?
Five to fourteen days in most cases. Written terms come back in 24 to 48 hours, and after that the pace is set by title clearance rather than by me. If you have a hard closing date, say so in the submission and you will get an honest answer about whether it is achievable.
What kind of property do you fund in South Carolina?
Non-owner-occupied residential, one to four units, and small multifamily. Owner-occupied homes and primary residences are not funded anywhere, because this is investment property lending only.
Guides
Worth reading before you submit.
How to underwrite a fix and flip before you call a lender
The full pre-application check, in the order a lender will run it. If a deal survives this, it will survive underwriting.
DSCR loan requirements: how the ratio works and what it has to hit
A DSCR loan qualifies the property, not you. Here is how the ratio is calculated, the number it needs to clear, and how to fix a file that misses.
How to calculate ARV without fooling yourself
After repair value is the number every other number depends on. Here is how to build one from comparable sales, and the five ways it gets inflated.
Who this is for
Start where you fit.
For investors
Purchase and rehab in one facility, $25K to $1M+. Written terms in 24 to 48 hours and a wire in 5 to 14 days. No committee, no tax returns, one person to call.
For agents
Three ways an agent uses a lender: rescue a listing that will not sell, make an investor buyer credible, or refer the client and get paid for the introduction.
For wholesalers
Same-day capital for the A to B leg of a double close, with a proof of funds letter issued ahead of it so the seller treats your offer as real.
For builders
Land plus vertical, drawn against a schedule of values. Bids get reviewed before close rather than after, so the budget is settled before the first shovel.
Everywhere else
Not in South Carolina?
Lending is nationwide. The states below have their own page because they are where the most deals come from, not because they are the only places money goes. If your property is somewhere else, submit it anyway; the terms do not change with the postmark.
New Jersey, Pennsylvania, New York, Texas, Ohio, Indiana, North Carolina, Virginia, Maryland, Delaware.
Submit a deal
Let's price it.
No credit pull, no obligation, and a real answer either way. If it is not a fit I will tell you why, and usually who to call instead.
- Terms in 24 to 48 hours
- Written, not verbal
- One person, start to finish