# Charleston Hard Money Loans: full site content > DSCR rental loans and hard money for Charleston, SC real estate investors. The Charleston division of Optimus Capital Corp. Business-purpose loans on non-owner-occupied investment property only. Phone (954) 598-4564. Email andrew@optimuscapitalcorp.com. Last updated 2026-10-12. --- Source: https://charlestonhardmoneyloans.com/ Title: Charleston DSCR Loans & Hard Money | Investment Property Lender Summary: DSCR loans for Charleston, SC rental property: 85% LTV to buy, 80% cash-out, no tax returns. Plus construction and fix and flip loans across the Lowcountry. # DSCR loans for Charleston rental property Charleston Hard Money Loans finances rental homes, condos and small multifamily in Charleston, North Charleston, Mount Pleasant and Summerville. Approval rests on the rent the property earns, not on your tax returns. We also fund ground-up construction and fix and flips across the Lowcountry. [Get pre-qualified](https://optimuscapitalcorp.com/andrew) Call (954) 598-4564 The Charleston division of Optimus Capital Corp. Business-purpose loans on non-owner-occupied investment property only. ## Loan terms at a glance Rental purchase | up to 85% LTV Rental cash-out | up to 80% LTV Ground-up construction | up to 90% of cost Flip: purchase financed | up to 90% Flip: rehab financed | up to 100% Minimum credit score | 600 Loan amounts | $75K to $10M+ Rental loans are approved on the property’s rent and take about 30 days to close. Construction at 90% of cost is for experienced builders. Top fix and flip leverage is for credit scores of 720 and up, and a flip loan can close in about 7 days. Charleston Hard Money Loans is the Charleston division of Optimus Capital Corp, a nationwide hard money lender that works only with real estate investors. It is run by Andrew Shanti, who has worked in lending and real estate since 2005. We lend only on non-owner-occupied property: rentals, new builds and flips. [Investment property loans in Charleston](https://charlestonhardmoneyloans.com/investment-property-loans-charleston/) [Meet Andrew](https://charlestonhardmoneyloans.com/about-us/) ## DSCR rental loans are our main program A DSCR loan is long-term financing on a rental property, approved on whether the rent covers the payment. There are no tax returns and no employment check. ### Buy a rental Up to 85% loan-to-value on a purchase, with fixed terms from 5 to 30 years. Credit scores start at 600, where the limit is 70%. ### Cash out or refinance Up to 80% loan-to-value on a cash-out refinance of a rental you already own. Prepayment choices are 3-year, 5-year or none. ### Long-term, mid-term or vacation Annual leases, furnished rentals of a month or more, and vacation rentals where the town allows them all qualify. Nightly income is counted from 12 months of history or AirDNA projections. DSCR = monthly rent ÷ monthly payment. The payment counts principal, interest, taxes, insurance (including flood, where required) and association dues. We prefer 1.0 or higher, and a strong borrower can qualify below 1.0 with less leverage. [See DSCR loan terms](https://charlestonhardmoneyloans.com/dscr-rental-loans/) [Get pre-qualified](https://optimuscapitalcorp.com/andrew) ## Everything we finance Every loan is a business-purpose loan secured by investment real estate. Terms run from 6 months to 30 years. Program | Use it for | Top leverage | Approved on [DSCR rental loans](https://charlestonhardmoneyloans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, mid-term rentals, condos and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance | Whether the rent covers the payment [Ground-up construction loans](https://charlestonhardmoneyloans.com/new-construction-loans/) | Building a home, infill house or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value | Budget, finished value and your building record [Fix and flip loans](https://charlestonhardmoneyloans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value | The deal: price, rehab budget and resale value [Mid-rehab loans](https://charlestonhardmoneyloans.com/hard-money-loan-programs/#mid-rehab) | Completing a renovation or build that has run short of funds | The current as-is value plus the cost to finish | As-is value and remaining scope [Portfolio loans](https://charlestonhardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note and one payment | 80% to buy or refinance, 75% on a cash-out | Rent across the whole group [Commercial loans](https://charlestonhardmoneyloans.com/hard-money-loan-programs/#commercial) | Multifamily, hospitality, office, industrial and retail | Priced per deal | The property and its income Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## From first call to closing - Tell us about the dealAddress, price, the rent it earns or the renovation budget, and whether you plan to hold or sell. A call or the short form is enough. - See your termsWe run the numbers and tell you the leverage and pricing available. As a rule there is nothing to pay upfront. - Appraisal and reviewThe appraisal is ordered and you pay the appraiser directly. Investors with 5 or more flips in the past 2 years can skip the inspection and appraisal on a flip. - Close in South CarolinaRental loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready. South Carolina closings are handled by a closing attorney. ## What clients say about Andrew Andrew Shanti with Optimus Capital has been exceptional to work with. Over the past several years, I have closed numerous transactions with Andrew on behalf of sophisticated real estate investors, and his performance has been consistently outstanding. [...] Every transaction I have been involved with Andrew at Optimus Capital has closed, including many requiring thoughtful structuring and creative solutions due to their challenging nature. Maria McKee, Premier Sotheby’s International Realty, Google review of Optimus Capital Just completed a rental portfolio refi with Optimus. Andrew and Daisy were amazing to work with and helped me work through every challenge quickly and with clear understanding. Zachary Hagan, Google review of Optimus Capital These reviews were left for Optimus Capital, our parent company, about Andrew Shanti. [Read all of the Optimus Capital reviews on Google](https://www.google.com/maps?cid=16792545801423268972). ## Property and borrowers we work with ### Charleston investment property - Single-family rentals and duplexes - Furnished mid-term rentals near the hospitals and bases - Condos, including non-warrantable condos - Permitted vacation rentals on the islands - Historic houses to renovate and resell - New homes built to rent or to sell ### Commercial property - Multifamily - Hospitality - Professional office - Industrial - Retail shopping centers ### Who can borrow - New investors and seasoned ones - Credit scores of 600 and above - Out-of-state owners and LLCs - Foreign nationals, on rental loans - Investors with any number of existing loans We do not finance a home you will live in. For a primary residence, talk to a conventional mortgage broker. ## Lending across the Charleston area Our focus is the Charleston region: the peninsula, West Ashley, James Island, North Charleston, Mount Pleasant, Summerville, Goose Creek and the beach towns. We also lend throughout South Carolina. - [Charleston](https://charlestonhardmoneyloans.com/charleston-sc/) - [North Charleston](https://charlestonhardmoneyloans.com/north-charleston-sc/) - [Mount Pleasant](https://charlestonhardmoneyloans.com/mount-pleasant-sc/) - [James Island](https://charlestonhardmoneyloans.com/james-island-sc/) - [Summerville](https://charlestonhardmoneyloans.com/summerville-sc/) - [Goose Creek](https://charlestonhardmoneyloans.com/goose-creek-sc/) - [Folly Beach](https://charlestonhardmoneyloans.com/folly-beach-sc/) - [Isle of Palms](https://charlestonhardmoneyloans.com/isle-of-palms-sc/) - [All service areas](https://charlestonhardmoneyloans.com/areas-we-serve/) ## Questions investors ask us ### Who is the best lender for an investment property in Charleston? It depends on the deal. A rental you will hold calls for a DSCR lender that qualifies the property on its rent, and a new build or flip calls for a hard money lender that funds the work. We do both, and we lend only on non-owner-occupied property. [How to choose a lender](https://charlestonhardmoneyloans.com/investment-property-loans-charleston/). ### Can I finance a Charleston house to rent on Airbnb? Only where the local rules allow an investor to rent by the night. The City of Charleston limits residential short-term rentals to owner-occupied homes, so most investor rentals in the city are qualified on long-term or mid-term rent. Some beach towns license investor-owned vacation rentals. ### Do you check my income? No. A rental loan is approved on the rent the property earns, and a flip or construction loan on the deal. There is no employment or debt-to-income review. ### What credit score do you need? Programs begin at a 600 score. A rental purchase at 600 is limited to 70% loan-to-value, and stronger credit qualifies for up to 85%. ### I live out of state. Can I still borrow? Yes. Many Charleston investors live somewhere else. You can borrow in your own name or through an LLC. ### How fast can a loan close? Rental loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready. [See every question](https://charlestonhardmoneyloans.com/faq/) ## Have a Charleston deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/investment-property-loans-charleston/ Title: Investment Property Loans Charleston SC | Non-Owner-Occupied Summary: Lender for non-owner-occupied property in Charleston, SC: DSCR rental loans, construction and fix and flip financing. No tax returns. From 600 credit. [Home](https://charlestonhardmoneyloans.com/) / Investment property loans # Investment property loans in Charleston, SC Financing for non-owner-occupied real estate: long-term and mid-term rentals, condos, permitted vacation rentals, new builds and flips. Investment property is the only kind of lending we do. [Get pre-qualified](https://optimuscapitalcorp.com/andrew) Call (954) 598-4564 ## Non-owner-occupied loan terms Rental purchase | up to 85% LTV Rental cash-out | up to 80% LTV Ground-up construction | up to 90% of cost Fix and flip | 90% purchase, 100% rehab Credit scores from | 600 Loan amounts | $75K to $10M+ Top leverage depends on credit, track record and property type. We do not finance a home you will live in. ## What a non-owner-occupied loan is A non-owner-occupied property is one the borrower does not live in: a house leased by the year, a furnished rental leased by the month, a vacation rental where the rules allow it, a property bought to renovate and sell, or a lot where a home will be built. Lenders treat these as business-purpose loans, and the rules differ from the mortgage on a primary residence. Charleston Hard Money Loans lends only on non-owner-occupied property. We are the Charleston division of Optimus Capital Corp, a nationwide lender that works only with real estate investors, and the division is run by Andrew Shanti, who has worked in lending and real estate since 2005 as a principal, executive and investor. ## How to choose a lender for a Charleston investment property The right lender depends on what you plan to do with the property. Three kinds of lender finance investment real estate, and each one approves the loan on something different. Lender type | Approves the loan on | Fits best Bank or conventional mortgage | Your tax returns, employment and debt-to-income ratio | Borrowers with strong documented income and only a few financed properties DSCR lender | Whether the rent covers the payment | Long-term and mid-term rentals, self-employed investors, LLC borrowers and investors with many loans Hard money or bridge lender | The deal: price, budget and finished value | Ground-up construction, flips, historic renovations and purchases that have to close quickly We offer the second and third kinds. For a home you will live in, a conventional mortgage broker is the right place to go. ## Questions to ask before you pick a lender Charleston property has features that some lenders handle poorly. These questions sort out quickly who can close your deal. - Which rent will you use? We use the lease or market rent for long-term rentals, rental history for furnished mid-term rentals, and nightly income only where the property is allowed to rent by the night. - Do you understand the short-term rental rules? The City of Charleston allows residential short-term rentals only where the owner lives on the property, so an investor-owned house in the city is underwritten on long-term or mid-term rent. Some beach towns and resort communities allow investor-owned vacation rentals under their own licenses. - How do flood and wind insurance affect the loan? Both count in the monthly payment used for the DSCR. Get quotes before you make an offer. - Do you use the right tax figure? Rentals in South Carolina are assessed at 6%, not the 4% owner-occupied rate. We underwrite on the rental figure. - Will you finance a historic renovation? Yes, with a fix and flip or mid-rehab loan, and we allow for Board of Architectural Review timing. - Will you check my personal income? We do not. There are no tax returns and no employment or debt-to-income review. - Can I close in an LLC, and from out of state? Yes. We lend to LLCs and to out-of-state owners, and to foreign nationals on rental loans. - How fast can you close? Rental loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready. ## What we finance in Charleston - [DSCR rental loans](https://charlestonhardmoneyloans.com/dscr-rental-loans/) for houses, duplexes, condos and permitted vacation rentals: up to 85% loan-to-value to buy and 80% on a cash-out refinance, fixed for 5 to 30 years. - [Ground-up construction loans](https://charlestonhardmoneyloans.com/new-construction-loans/): up to 90% of cost for experienced builders, with the lot included. - [Fix and flip loans](https://charlestonhardmoneyloans.com/fix-and-flip-loans/): up to 90% of the purchase price and 100% of the rehab at a 720+ credit score. - [Mid-rehab, portfolio and commercial loans](https://charlestonhardmoneyloans.com/hard-money-loan-programs/) for projects that need capital to finish, groups of rentals, and multifamily or hospitality property. For neighborhood notes and local rules, see [hard money loans in Charleston](https://charlestonhardmoneyloans.com/charleston-sc/). ## Investment property loans: common questions ### Who is the best lender for an investment property in Charleston? It depends on the deal. For a rental you will hold, look for a DSCR lender that qualifies the property on its rent, understands Charleston’s short-term rental rules and counts flood insurance correctly. For a new build, a flip or a historic renovation, look for a hard money lender that funds the work and can close quickly. Charleston Hard Money Loans does both and lends only on non-owner-occupied property. It is run by Andrew Shanti, who has worked in lending and real estate since 2005. ### What is a non-owner-occupied loan? It is a loan on a property the borrower will not live in, such as a rental, a flip or a new build for sale. It is a business-purpose loan, approved on the property and the deal, and it is not reported on personal credit like a conventional mortgage. ### Can I get an investment property loan without tax returns? Yes. A DSCR rental loan is approved on whether the rent covers the payment, and a construction or fix and flip loan on the deal. We do not verify income or employment. ### How much do I need to put down on a Charleston rental? As little as 15% with strong credit, since we lend up to 85% loan-to-value on a rental purchase. At a 600 credit score the limit is 70%, so plan on 30%. ### Do you lend on second homes or primary residences? No. We lend on investment property only, and the property cannot be a home you will live in. For a primary residence, talk to a conventional mortgage broker. ### Can I use Airbnb or VRBO income to qualify? Yes, where the property is allowed to rent by the night. In the City of Charleston that generally requires the owner to live on the property, so most investor rentals in the city are qualified on long-term or mid-term rent. ## Loan programs at a glance Program | Use it for | Top leverage [DSCR rental loans](https://charlestonhardmoneyloans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, mid-term rentals, condos and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://charlestonhardmoneyloans.com/new-construction-loans/) | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://charlestonhardmoneyloans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://charlestonhardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Buying an investment property in Charleston? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/dscr-rental-loans/ Title: DSCR Loans in Charleston, SC | Rental Loans up to 85% LTV Summary: DSCR loans for Charleston rental property: up to 85% LTV to buy, 80% cash-out, long-term, mid-term and vacation rentals, no tax returns. From 600 credit. [Home](https://charlestonhardmoneyloans.com/) / [Loan programs](https://charlestonhardmoneyloans.com/hard-money-loan-programs/) / DSCR rental loans # DSCR loans for Charleston rental property Long-term financing approved on what the property earns. Houses, duplexes, condos and permitted vacation rentals, with no tax returns or employment check. [Get pre-qualified](https://optimuscapitalcorp.com/andrew) Call (954) 598-4564 ## DSCR loan terms To buy | up to 85% LTV Cash-out refinance | up to 80% LTV Credit scores from | 600 Fixed terms | 5 to 30 years Prepayment choices | 3-year, 5-year or none Typical closing | about 30 days At a 600 score the limit is 70% loan-to-value. Stronger credit qualifies for up to 85% on a purchase. ## DSCR in plain terms DSCR is short for debt service coverage ratio. It answers one question: does the rent pay the mortgage? If it does, the loan can be approved without looking at your personal income. DSCR = monthly rent ÷ monthly payment. The payment counts principal, interest, property taxes, insurance and any owners’ association dues. Rent | Payment | DSCR | Reading $3,900 | $3,000 | 1.30 | Income is 30% above the payment $3,200 | $3,200 | 1.00 | Income equals the payment $2,880 | $3,200 | 0.90 | Income is short; expect less leverage or a higher rate Illustrative figures. We prefer a ratio of 1.0 or higher. A strong borrower can qualify under 1.0 with lower leverage, and there is a no-DSCR option up to 75% loan-to-value at a higher rate. ## Which rent counts in Charleston How a property is rented decides the income we use, and in Charleston that depends on local rules as much as on the property. - Long-term rentals. Annual leases are the core of the Charleston rental market and are underwritten on the lease or on market rent from the appraisal. - Mid-term rentals. Furnished rentals of a month or more, popular with traveling nurses and medical staff, military families and people relocating for work, are qualified on their rental history. - Vacation rentals. Where a property is allowed to rent by the night, we use 12 months of rental history or AirDNA projections counted at about 70 to 80%. The City of Charleston allows residential short-term rentals only where the owner lives on the property, so an investor-owned house in the city is underwritten on long-term or mid-term rent. Some beach towns and resort communities allow investor-owned vacation rentals under their own licenses. Rules change often, especially on Folly Beach, so confirm what is allowed at a specific address before you buy. ## What makes the payment higher in Charleston - Property tax. South Carolina assesses an owner’s primary residence at 4% of value and other property, including rentals, at 6%. The tax bill on a rental is noticeably higher than the seller’s if the seller lived there, so use the rental figure. - Flood insurance. Much of the Charleston area sits in FEMA flood zones. Where flood coverage is required, the premium is part of the payment. Ask for an elevation certificate and a flood quote early. - Wind coverage. Close to the coast, windstorm and hail may be written on a separate policy. Get a full insurance quote, not just a homeowner’s estimate. - Association dues. Condos and planned communities in Mount Pleasant, Summerville and on the islands charge dues that count in the payment. Get real figures for each before you make an offer. They decide whether a deal clears 1.0. ## Loan options - Fixed terms from 5 to 30 years. The 10/1 interest-only and the 30-year fully amortized loan are chosen most often. - Qualifying on the interest-only payment is available. - A 3-year or 5-year prepayment penalty. The 5-year option usually prices about 0.25 to 0.5% lower. No penalty is available at a higher rate. - One property or a whole [portfolio](https://charlestonhardmoneyloans.com/hard-money-loan-programs/#portfolio). ## Refinancing after a renovation or a build If you renovate or build a property and decide to keep it, a DSCR loan replaces the short-term fix and flip or construction loan with long-term debt. A cash-out refinance at up to 80% loan-to-value can hand back much of the cash you put in. ## Documents we ask for - Loan application - Signed purchase contract, or your original settlement statement for a refinance - The lease for a long-term rental, or an income statement or booking history for a furnished or vacation rental - Two months of bank statements - Insurance and closing attorney contacts, and someone to let the appraiser in - For an LLC: articles of organization, EIN letter and operating agreement The full list is in our [hard money loan document checklist](https://charlestonhardmoneyloans.com/hard-money-loans-document-list/). ## DSCR loans: common questions ### What DSCR do you require? We prefer 1.0 or higher, which means the rent covers the full payment. Strong borrowers can qualify below 1.0 with lower leverage, and a no-DSCR program is available up to 75% loan-to-value at a higher rate. ### Can I qualify with Airbnb or VRBO income in Charleston? Only where the property is allowed to rent by the night. The City of Charleston limits residential short-term rentals to owner-occupied homes, so investor-owned houses in the city are qualified on long-term or mid-term rent. Where vacation rental is permitted, we use 12 months of history or AirDNA projections counted at about 70 to 80%. ### Do you count mid-term rental income? Yes. Furnished rentals leased for a month or more are qualified on their rental history. Without history, we use market rent from the appraisal. ### What credit score is needed for a DSCR loan? The minimum is 600, at up to 70% loan-to-value. Higher scores qualify for up to 85% of the purchase price. ### Do you look at my tax returns or job? No. A DSCR loan is approved on the property’s rental income. There is no employment, tax return or debt-to-income review. ### How does flood insurance affect a DSCR loan? Where flood coverage is required, the premium is part of the monthly payment used in the ratio. A high flood premium can push a deal below 1.0, so get a quote before you make an offer. ### Does the loan appear on my personal credit? No. These are business-purpose loans and are not reported on your personal credit like a conventional mortgage. There is no cap on how many properties we will finance for you. ## Buying or refinancing a Charleston rental? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/new-construction-loans/ Title: Construction Loans in Charleston, SC | Up to 90% of Cost Summary: Ground-up construction loans for Charleston builders and investors. Up to 90% of cost for experienced builders, lot included, with first-time builder programs. [Home](https://charlestonhardmoneyloans.com/) / [Loan programs](https://charlestonhardmoneyloans.com/hard-money-loan-programs/) / Construction loans # Ground-up construction loans in Charleston Financing to build from the ground up, lot included: infill houses, new rentals and spec homes across the Lowcountry. Experienced builders can borrow up to 90% of the total project cost. [Get pre-qualified](https://optimuscapitalcorp.com/andrew) Call (954) 598-4564 ## Construction loan terms Experienced builders | up to 90% of cost Standard | up to 85% of cost Limit on finished value | 70 to 75% Lot cost financed | up to 70% First-time builders | programs available Smallest loan | $75,000 Builders with fewer recent projects, and smaller markets, are usually limited to 80% of cost. ## Two limits decide the loan Loan-to-cost measures the loan against what you spend on the lot and the build. Loan-to-value measures it against what the finished property will be worth. A construction loan has to fit inside both. - The lot: up to 70% of what you paid can be financed. - The whole project: normally up to 85% of cost. - Experienced builders in major markets: up to 90% of cost. - Less active builders and smaller markets: usually up to 80% of cost. - Always: no more than 70 to 75% of the finished value. ### Example Lot | $180,000 Construction budget | $520,000 Total cost | $700,000 Finished value | $975,000 85% of cost | $595,000 90% of cost, experienced builder | $630,000 75% of finished value, the ceiling | $731,250 For illustration only. Both loan amounts sit under the $731,250 ceiling. ## Who qualifies Your record sets your leverage. Builders with completed projects get the most. First-time builders are not shut out: we have programs for them too. ## Building in the Charleston area - Flood elevation. In a FEMA flood zone the finished floor has to be built to the required elevation, which can mean raised foundations, fill and higher costs. Get the base flood elevation and the local freeboard requirement before you finalize plans. - Infill and zoning. Many Charleston projects replace an older house on an established lot. Confirm setbacks, lot coverage and any overlay with the city or town before you close on the lot. - Historic review. In the City of Charleston’s historic districts, the Board of Architectural Review approves new buildings and demolitions. Build approval time into the schedule. - Trees and drainage. Protected grand trees and stormwater rules can shape the footprint and the site work. Check them early. - Growth areas. Summerville, Goose Creek, Johns Island and the edges of North Charleston have more buildable land and newer subdivisions, and lots there tend to cost less. ## From construction loan to rental loan Many investors build to keep. When the home is finished and leased, a [DSCR rental loan](https://charlestonhardmoneyloans.com/dscr-rental-loans/) pays off the construction loan and replaces it with long-term debt. ## Finishing a stalled build A construction completion loan lends against the project as it stands today and adds what is needed to finish it. ## Documents we ask for - Loan application and personal financial statement - A line-item construction budget with a clear scope of work. Draws are paid against it - Plans and drawings - Your general contractor’s license, workers’ compensation certificate and recent completed projects - Your own projects from the last 2 years, with settlement statements - Two months of bank statements showing reserves - Insurance and closing attorney contacts The full list is in our [hard money loan document checklist](https://charlestonhardmoneyloans.com/hard-money-loans-document-list/). ## Construction loans: common questions ### How much of a new build will you finance? Normally up to 85% of the total project cost, and up to 90% for experienced builders in major markets. The loan must also stay within 70 to 75% of the finished value. ### Is the lot included? Yes. Up to 70% of the lot cost can be financed, as long as the total loan stays inside the loan-to-cost limit. ### Will you lend to someone building for the first time? Yes, we have first-time builder programs. Leverage rises with a record of completed projects. ### Do you finance infill construction in Charleston? Yes. Replacing an older house with a new one, or building on a vacant lot in an established neighborhood, is a common Charleston project. Confirm zoning, any historic review and the flood elevation before you close on the lot. ### Can you fund a build that has stopped part-way? Yes. A construction completion loan is based on the current as-is value plus the cost to finish. ## Have a lot and a set of plans? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/fix-and-flip-loans/ Title: Fix and Flip Loans in Charleston, SC | 90% + 100% Rehab Summary: Fix and flip loans for Charleston investors: up to 90% of purchase and 100% of rehab, interest only, no prepayment penalty. Can close in about 7 days. [Home](https://charlestonhardmoneyloans.com/) / [Loan programs](https://charlestonhardmoneyloans.com/hard-money-loan-programs/) / Fix and flip loans # Fix and flip loans in Charleston, SC Bridge financing for investors who buy, renovate and resell. One loan covers up to 90% of the purchase and the entire rehab budget. [Get pre-qualified](https://optimuscapitalcorp.com/andrew) Call (954) 598-4564 ## Fix and flip loan terms Purchase financed | up to 90% Rehab financed | up to 100% Cap on after-repair value | 70 to 75% Credit scores from | 600 Term | 6 to 24 months Payments | interest only Average closing | 21 days or less The 90% and 100% figures apply at a 720+ credit score. Below that, leverage and pricing adjust down to a 600 minimum. ## How the loan amount is worked out The loan is built from two numbers. The first is a share of what you pay for the property. The second is your renovation budget, which is held back and paid out in draws as each stage of work is finished. The two together are limited to 70 to 75% of the after-repair value (ARV): the price the property should bring once the work is complete. ### Example You buy the house for | $420,000 Your rehab budget is | $120,000 Expected resale value (ARV) | $725,000 90% of the purchase | $378,000 100% of the rehab | $120,000 Loan amount | $498,000 75% of ARV, the ceiling | $543,750 Down payment, before closing costs | $42,000 For illustration only. $498,000 is below the $543,750 ceiling, so the whole loan is available. ## How experience and credit change the terms - First deal? You can still qualify. A new investor with a 720+ score is eligible for the full 90% and 100%. - Five or more flips in the past two years? You can close with no inspection and no appraisal, up to 75% of ARV. - Score under 720? Programs run down to 600, with less leverage. Experience is counted as properties you bought and sold in the past 24 months that were acquired within the past 36 months. ## Built around a resale - Interest-only payments while you renovate - 6 to 24 month terms - No prepayment penalty: pay off the day you sell - No income or job verification ## When a project stalls: mid-rehab loans If a renovation is under way and the money has run out, a mid-rehab loan lends on the property as it stands today and adds the funds to finish. ## What a Charleston flip involves - Historic review. On the peninsula and in other historic districts, the Board of Architectural Review must approve exterior changes and demolitions. Build approval time into your schedule and your carrying costs. - Older houses. Charleston single houses, bungalows and mid-century ranches often need structural, moisture and termite repairs. Order the CL-100 wood infestation report early and price what it finds. - Flood. Check the flood zone and elevation before you buy. A house that floods, or carries a high flood premium, is harder to resell. In a flood zone, a large renovation can also trigger the rule that the house be brought up to current flood standards. - Where the deals are. West Ashley, James Island, North Charleston and Park Circle, and parts of Summerville and Goose Creek, have the older housing stock that most flips start from. ## Documents we ask for - Loan application - Signed purchase contract, or the settlement statement from your purchase if you are refinancing - A rehab budget broken into line items with a clear scope of work - Contact details for your insurance agent and closing attorney - For an LLC: articles of organization, EIN letter and operating agreement - For experienced investors: your projects from the last 3 years with settlement statements The full list is in our [hard money loan document checklist](https://charlestonhardmoneyloans.com/hard-money-loans-document-list/). ## Fix and flip loans: common questions ### How much of a fix and flip will you finance? As much as 90% of the purchase price and 100% of the renovation budget, provided the total loan is no more than 70 to 75% of the after-repair value. Those figures apply to borrowers with a credit score of 720 or higher. ### How quickly can a fix and flip loan close in Charleston? The average is up to 21 days. Once title work and insurance are ready, a loan can close in about 7 days. ### Do I need flipping experience? No. First-time investors can qualify. Investors who have completed 5 or more flips in the past 2 years get a shorter process with no inspection or appraisal. ### Will you finance a renovation in the historic district? Yes. Allow for Board of Architectural Review approval in your schedule and budget, since exterior work and demolitions need it. ### Will I pay a penalty for paying the loan off early? No. Fix and flip loans carry no prepayment penalty. ### Can I renovate a house and keep it as a rental instead of selling? Yes. When the work is done, a DSCR rental loan can replace the fix and flip loan, with a cash-out refinance at up to 80% loan-to-value. ### Can I use a fix and flip loan on a house I will live in? No. We lend on investment property only. ## Under contract on a flip? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/hard-money-loan-programs/ Title: Hard Money Loan Programs in Charleston, SC | DSCR, Build, Flip Summary: Compare six loan programs for Charleston real estate investors: DSCR rental loans, ground-up construction, fix and flip, mid-rehab, portfolio and commercial. [Home](https://charlestonhardmoneyloans.com/) / Loan programs # Hard money loan programs for Charleston investors Six loan types for investment real estate, led by DSCR rental loans with terms up to 30 years, plus ground-up construction and short flip loans. Each one is underwritten on the property and the deal. ## Compare the programs Program | Use it for | Top leverage | Approved on [DSCR rental loans](https://charlestonhardmoneyloans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, mid-term rentals, condos and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance | Whether the rent covers the payment [Ground-up construction loans](https://charlestonhardmoneyloans.com/new-construction-loans/) | Building a home, infill house or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value | Budget, finished value and your building record [Fix and flip loans](https://charlestonhardmoneyloans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value | The deal: price, rehab budget and resale value Mid-rehab loans | Completing a renovation or build that has run short of funds | The current as-is value plus the cost to finish | As-is value and remaining scope Portfolio loans | A group of rentals under one note and one payment | 80% to buy or refinance, 75% on a cash-out | Rent across the whole group Commercial loans | Multifamily, hospitality, office, industrial and retail | Priced per deal | The property and its income Actual leverage depends on credit, track record, property type and location. Loan sizes run from $75,000 to more than $10 million. ## DSCR rental loans Fixed-rate loans for rental property, approved on the debt service coverage ratio and not on your own income. We lend up to 85% loan-to-value on a purchase and 80% on a cash-out refinance, on single-family rentals, duplexes and small multifamily, condos, permitted vacation rentals and property owned by foreign nationals. [More on DSCR rental loans](https://charlestonhardmoneyloans.com/dscr-rental-loans/) ## Ground-up construction loans Financing to build at up to 90% of cost for experienced builders in major markets, inside 70 to 75% of the finished value, with up to 70% of the lot cost included. First-time builder programs are available. [More on construction loans](https://charlestonhardmoneyloans.com/new-construction-loans/) ## Fix and flip loans Interest-only bridge loans for buying and renovating a property to sell. At a 720+ credit score we finance up to 90% of the price and all of the rehab, within 70 to 75% of the after-repair value. Investors with 5 or more flips in the past 2 years close without an inspection or appraisal. Scores down to 600 qualify at lower leverage. [More on fix and flip loans](https://charlestonhardmoneyloans.com/fix-and-flip-loans/) ## Mid-rehab and completion loans Capital to finish a renovation or a build that has already started. The loan is sized on the new as-is value plus the remaining cost. Historic renovations that have stalled waiting on approvals or structural surprises are a common fit. ## Portfolio loans One loan across several rentals. Leverage follows the single-property rental terms: up to 80% loan-to-value to purchase or refinance, and up to 75% for a cash-out. - A single closing and a single monthly payment, which trims title and closing costs - A 120% partial release, so one property can be sold or refinanced out of the group later - Many investors divide a portfolio into holds and sales and finance each group separately ## Commercial loans Multifamily, hospitality, professional office, industrial and retail shopping centers. Every commercial loan is priced on its own facts. Larger commercial loans can involve upfront costs, and we spell those out before you commit. ## True of every program - For investment property. We do not finance a home you will live in - No employment or debt-to-income review - As a rule, nothing to pay upfront apart from the appraisal, which goes to the appraiser - Not reported on your personal credit, and no cap on the number of loans - Terms from 6 months to 30 years ## Not sure which loan fits? Describe the property and what you want to do with it. We will point you to the right program and quote the leverage and pricing. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/about-us/ Title: About Charleston Hard Money Loans | Andrew Shanti Summary: Charleston Hard Money Loans is the Charleston division of Optimus Capital Corp, run by Andrew Shanti, in lending and real estate since 2005. [Home](https://charlestonhardmoneyloans.com/) / About # About Charleston Hard Money Loans The Charleston division of Optimus Capital Corp, a relationship-driven hard money lender that works only with real estate investors. ## Who we are Charleston Hard Money Loans lends to real estate investors in Charleston, North Charleston, Mount Pleasant, Summerville and the rest of South Carolina. We are part of Optimus Capital Corp, a nationwide hard money lender, which gives Charleston investors a lender that knows the local rules and the lending capacity of a national company. We finance long-term and mid-term rentals, permitted vacation rentals, new construction, fix and flips, rental portfolios and commercial property. We do not finance homes that the borrower will live in. ## How we work Lending here is built on relationships. You get a clear answer on what a deal qualifies for, a loan that is pre-underwritten in-house so it funds right the first time, and a second set of eyes on your numbers before you commit to them. - Rental loans close in about 30 days, appraisal included - Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready - We go through the price, the income or budget and the exit with you - No limit on how many loans one investor can hold with us ## Your lender ### Andrew Shanti Senior Vice President Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. His background includes off-market commercial real estate, where he has facilitated more than $25 billion in offers for clients that include high net worth individuals and hedge funds. Away from work, Andrew hangs out with his Rhodesian Ridgeback, Harley, and his Goldendoodle, Brodie, and spends time with his wife and their four cats, two guinea pigs and two rabbits. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## What clients say about Andrew Andrew Shanti with Optimus Capital has been exceptional to work with. Over the past several years, I have closed numerous transactions with Andrew on behalf of sophisticated real estate investors, and his performance has been consistently outstanding. [...] Every transaction I have been involved with Andrew at Optimus Capital has closed, including many requiring thoughtful structuring and creative solutions due to their challenging nature. Maria McKee, Premier Sotheby’s International Realty, Google review of Optimus Capital Just completed a rental portfolio refi with Optimus. Andrew and Daisy were amazing to work with and helped me work through every challenge quickly and with clear understanding. Zachary Hagan, Google review of Optimus Capital These reviews were left for Optimus Capital, our parent company, about Andrew Shanti. [Read all of the Optimus Capital reviews on Google](https://www.google.com/maps?cid=16792545801423268972). ## Loan programs Program | Use it for | Top leverage [DSCR rental loans](https://charlestonhardmoneyloans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, mid-term rentals, condos and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://charlestonhardmoneyloans.com/new-construction-loans/) | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://charlestonhardmoneyloans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://charlestonhardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Talk to Andrew about your deal Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/faq/ Title: Hard Money & DSCR Loan FAQ for Charleston, SC Investors Summary: Answers on hard money and DSCR loans in Charleston: credit scores, rental income, short-term rental rules, flood insurance, property tax and closing times. [Home](https://charlestonhardmoneyloans.com/) / FAQ # Hard money and DSCR loans in Charleston: your questions answered How investment property lending works in Charleston and across South Carolina: what we finance, what it costs to start, credit, rentals, local rules, timing and loan size. ## Getting started ### What is a hard money loan? It is a mortgage on an investment property that is funded by private institutional investors, not a bank. The decision is based on the property and the deal: whether its rent covers the payment, or its value after renovation or construction. Your job history and debt-to-income ratio are not reviewed. ### Who is Charleston Hard Money Loans? Charleston Hard Money Loans is the Charleston division of Optimus Capital Corp, a nationwide hard money lender that works only with real estate investors. It is run by Andrew Shanti, Senior Vice President, who has worked in lending and real estate since 2005. ### Where do you lend? Our focus is the Charleston region: Charleston, North Charleston, Mount Pleasant, James Island, Summerville, Goose Creek, Folly Beach and Isle of Palms. We lend throughout South Carolina, and through Optimus Capital Corp we also finance property in other states. ### What loans do you offer? DSCR loans for rental property, ground-up construction loans, fix and flip loans, mid-rehab and completion loans, rental portfolio loans, and commercial loans on multifamily, hospitality, office, industrial and retail property. ### Who is the best lender for an investment property in Charleston? The answer depends on the property. For a rental, choose a DSCR lender that qualifies the property on its rent and understands Charleston’s short-term rental and flood insurance issues. For a new build, a flip or a historic renovation, choose a hard money lender that funds the work and closes quickly. Charleston Hard Money Loans offers both and lends only on non-owner-occupied property. See [investment property loans in Charleston](https://charlestonhardmoneyloans.com/investment-property-loans-charleston/). ### What does non-owner-occupied mean? It means the borrower will not live in the property. Rentals, flips and new builds for sale are non-owner-occupied, and they are financed with business-purpose loans. Every loan we make is on non-owner-occupied property. ### Will you finance a home I plan to live in? No. We lend on investment property only. The exception is commercial property occupied by the owner’s business. For a primary residence, a conventional NMLS-licensed mortgage broker is the right place to go. ## Cost, credit and qualifying ### Do I pay anything upfront? As a rule, no, except on large commercial loans. The one cost before closing on most loans is the appraisal, which you pay to the appraisal company. ### What credit score do I need? Programs begin at a 600 score. Rental loans are available at 600 with up to 70% loan-to-value. Fix and flip loans also start at 600 with reduced leverage, while the best terms, 90% of purchase and 100% of rehab, are for scores of 720 or higher. Why a score is low can affect what is offered. ### Do you verify income or employment? No. We look at three things: enough cash to buy and carry the property, a property that can cover its payment now or once the work is finished, and a credit record that shows debts are paid on time. ### Will the loan show on my credit report? No. These are business-purpose loans and are not reported on personal credit like a conventional mortgage. ### How many loans can I have with you? As many as your deals support. There is no limit on the number of properties we will finance for one investor. ### Can my LLC be the borrower? Yes. We will need the articles of organization, the IRS EIN letter, a signed operating agreement showing each member’s share and, if the LLC is over a year old, a certificate of good standing. ### I live in another state. Can I borrow on a Charleston property? Yes. You can borrow in your own name or through an LLC. ## Charleston rentals and DSCR loans ### What is a DSCR loan? A DSCR loan is approved on the debt service coverage ratio: the rent divided by the full monthly payment. We prefer 1.0 or higher. Strong borrowers can qualify below 1.0 with lower leverage, and a no-DSCR program exists at a higher rate. ### Can an investor run a short-term rental in Charleston? In the City of Charleston, residential short-term rentals generally require the owner to live on the property, with investor-owned rentals limited to a small commercial overlay. Mount Pleasant, North Charleston, the beach towns and unincorporated areas each have their own rules. Check the specific address before you buy. ### Do you finance vacation rentals on Folly Beach or Isle of Palms? Yes, where the property holds or can obtain the town’s rental license. Folly Beach caps investor rental licenses and the cap has been in court, so confirm a property’s license status in writing before you rely on nightly income. ### Do you count mid-term rental income? Yes. Furnished rentals leased for a month or more are qualified on their rental history. ### Does property tax affect my loan? Yes. Property tax is part of the monthly payment used in the DSCR. South Carolina assesses rentals at 6% of value instead of the 4% rate for an owner’s primary residence, so use the rental figure, not the current owner’s bill. ### Does flood insurance affect my loan? Yes. Where flood coverage is required, the premium is part of the monthly payment used in the DSCR. Get a quote and an elevation certificate early. ### Do you lend to foreign nationals? Yes, through our rental loan programs. ## Timing and loan size ### How quickly can you close? Rental and DSCR loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. ### Who handles the closing? In South Carolina a closing attorney handles the closing. Have yours chosen when you apply. ### What are the smallest and largest loans? The minimum is $75,000. The maximum is more than $10 million. ### How long are the terms? From 6 months to 30 years. Fix and flip loans are 6 to 24 months with interest-only payments. Rental loans are fixed for 5 to 30 years. ### Are there prepayment penalties? Not on fix and flip loans. Rental loans come with a 3-year or 5-year prepayment penalty, the 5-year usually priced about 0.25 to 0.5% lower, or with no penalty at a higher rate. Something we did not cover? Call (954) 598-4564 or email andrew@optimuscapitalcorp.com. ## Have a Charleston deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/contact/ Title: Contact Charleston Hard Money Loans | Tell Us About Your Deal Summary: Call (954) 598-4564 or send the deal form. Tell us the property and your plan and we will reply with leverage and pricing. No obligation. [Home](https://charlestonhardmoneyloans.com/) / Contact # Tell us about your deal Share the property and your plan, and we will come back with leverage and pricing. There is no obligation. ## Reach us directly - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) ## Useful to have ready - Property address and type - Purchase price, or today’s value if you are refinancing - The lease, rental history or projected rent, for a rental - Rehab or construction budget, if there is one - A rough credit score and how many deals you have done ## After you send the form - You receive an email confirming your details reached us. - We follow up with a text message. - Andrew or a member of the Optimus Capital team calls to talk through your scenario. We lend on investment property in Charleston, the Lowcountry and across South Carolina. We do not finance homes the borrower will live in. ## Deal form By sending the form you agree to be contacted about your request. See the [privacy policy](https://optimuscapitalcorp.com/privacy-policy). --- Source: https://charlestonhardmoneyloans.com/areas-we-serve/ Title: Areas We Serve | Charleston, the Lowcountry & South Carolina Summary: Hard money and DSCR loans in Charleston, North Charleston, Mount Pleasant, James Island, Summerville, Goose Creek, Folly Beach, Isle of Palms and statewide. [Home](https://charlestonhardmoneyloans.com/) / Areas we serve # Where we lend: Charleston and all of South Carolina The Charleston region is our focus: the peninsula, West Ashley, James Island, North Charleston, Mount Pleasant, Summerville, Goose Creek and the beach towns. We finance investment property across the state. ## Local guides Market | County | What investors buy there [Charleston](https://charlestonhardmoneyloans.com/charleston-sc/) | Charleston | Historic renovations on the peninsula, rentals and flips in West Ashley and the suburbs [North Charleston](https://charlestonhardmoneyloans.com/north-charleston-sc/) | Charleston and Dorchester | Bungalows and mill houses near Park Circle, long-term rentals near the port and industry [Mount Pleasant](https://charlestonhardmoneyloans.com/mount-pleasant-sc/) | Charleston | Higher-priced suburban rentals and new construction east of the Cooper River [James Island](https://charlestonhardmoneyloans.com/james-island-sc/) | Charleston | Mid-century houses to renovate, and rentals close to downtown and Folly Beach [Summerville](https://charlestonhardmoneyloans.com/summerville-sc/) | Dorchester and Berkeley | Newer subdivisions, build-to-rent and long-term rentals [Goose Creek](https://charlestonhardmoneyloans.com/goose-creek-sc/) | Berkeley | Long-term rentals near Joint Base Charleston and new construction [Folly Beach](https://charlestonhardmoneyloans.com/folly-beach-sc/) | Charleston | Beach houses with a capped number of investor rental licenses [Isle of Palms](https://charlestonhardmoneyloans.com/isle-of-palms-sc/) | Charleston | Licensed vacation rentals and resort condos ## Anywhere in South Carolina You do not need to be in one of those markets. We lend statewide, from the Lowcountry to Columbia and the Upstate. Our sister site covers [Hilton Head, Bluffton and Beaufort](https://hiltonheadhardmoney.com/), and through Optimus Capital Corp we also finance property in other states. ## What to know about lending here - Short-term rental rules are local. The City of Charleston allows residential short-term rentals only where the owner lives on the property, so an investor-owned house in the city is underwritten on long-term or mid-term rent. Some beach towns and resort communities allow investor-owned vacation rentals under their own licenses. - Property tax on rentals. South Carolina assesses an owner’s primary residence at 4% of value and rentals at 6%. Use the rental figure in your numbers. - Flood and wind insurance. Much of the area is in FEMA flood zones, and coastal wind coverage can be a separate policy. Both belong in the monthly payment. - Historic review. In Charleston’s historic districts, the Board of Architectural Review approves exterior changes, demolitions and new buildings. - Closings. South Carolina closings are handled by a closing attorney. Have yours chosen when you apply. ## Loan programs available everywhere we lend Program | Use it for | Top leverage [DSCR rental loans](https://charlestonhardmoneyloans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, mid-term rentals, condos and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://charlestonhardmoneyloans.com/new-construction-loans/) | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://charlestonhardmoneyloans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://charlestonhardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Have a Charleston deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/charleston-sc/ Title: Charleston, SC Hard Money Loans | DSCR Rental & Flip Loans Summary: DSCR rental, fix and flip and construction loans for Charleston, SC investors. Up to 85% LTV on rentals, 90% of purchase and 100% of rehab on flips. [Home](https://charlestonhardmoneyloans.com/) / [Areas we serve](https://charlestonhardmoneyloans.com/areas-we-serve/) / Charleston # Hard money loans in Charleston, SC Loans for rentals, renovations and new homes on the peninsula, in West Ashley, on James and Johns Islands and in Daniel Island. [Get pre-qualified](https://optimuscapitalcorp.com/andrew) Call (954) 598-4564 ## The Charleston market for investors Charleston is the largest housing market on the South Carolina coast, and its demand comes from several directions at once: tourism, the Port of Charleston, the Medical University of South Carolina, the College of Charleston, Joint Base Charleston and the manufacturers in the region. That mix keeps long-term rental demand steady across the city. The historic peninsula is tightly regulated and expensive, so much investor activity has moved to the neighborhoods around it, where older houses are renovated and new ones are built on infill lots. Long-term rentals are the mainstay, because the city’s short-term rental rules are among the strictest in the state. ## Areas investors ask about - The peninsula: historic single houses and renovations under the Board of Architectural Review - West Ashley: mid-century ranches and bungalows suited to flips and long-term rentals - James Island and Johns Island: older houses to renovate on James Island, newer subdivisions and lots on Johns Island - Daniel Island: a planned community with higher prices and association rules - Near MUSC and the hospitals: furnished rentals leased by the month to medical staff ## Plan for these on a Charleston deal - The City of Charleston ties residential short-term rental permits to owner occupancy, with investor-owned rentals limited to a small commercial overlay. Underwrite on long-term or mid-term rent unless you have confirmed otherwise. - On the peninsula and in other historic districts, the Board of Architectural Review approves exterior work, demolitions and new buildings. Build that into your schedule. - Check the flood zone and get a flood insurance quote before you make an offer. Where coverage is required, the premium is part of the payment. Low-lying parts of the peninsula and the suburbs flood in heavy rain and high tides. - Older houses commonly need structural, moisture and termite repairs. Order the CL-100 wood infestation report early. - Rentals are taxed at South Carolina’s 6% assessment ratio, not the 4% rate for an owner’s primary residence. Use the rental figure when you calculate the DSCR. ## Loans available in Charleston Program | Use it for | Top leverage [DSCR rental loans](https://charlestonhardmoneyloans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, mid-term rentals, condos and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://charlestonhardmoneyloans.com/new-construction-loans/) | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://charlestonhardmoneyloans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://charlestonhardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Charleston hard money loans: common questions ### Do you offer hard money loans in Charleston, SC? Yes. Charleston is our focus market. We finance rentals at up to 85% loan-to-value, ground-up construction at up to 90% of cost for experienced builders, and fix and flips at up to 90% of purchase and 100% of rehab. ### Can I get a DSCR loan for an Airbnb in Charleston? The City of Charleston restricts most residential short-term rentals to owner-occupied homes, and we lend on non-owner-occupied investment property. Investor rentals in the city are therefore normally underwritten on long-term or mid-term rent. ### Will you finance a renovation in the historic district? Yes. A fix and flip loan can fund up to 90% of the purchase and 100% of the rehab. Allow for Board of Architectural Review approval in your schedule. ### How fast can a loan close in Charleston? Rental and DSCR loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. ## Other markets we serve - [North Charleston](https://charlestonhardmoneyloans.com/north-charleston-sc/) - [Mount Pleasant](https://charlestonhardmoneyloans.com/mount-pleasant-sc/) - [James Island](https://charlestonhardmoneyloans.com/james-island-sc/) - [Summerville](https://charlestonhardmoneyloans.com/summerville-sc/) - [Goose Creek](https://charlestonhardmoneyloans.com/goose-creek-sc/) - [Folly Beach](https://charlestonhardmoneyloans.com/folly-beach-sc/) - [Isle of Palms](https://charlestonhardmoneyloans.com/isle-of-palms-sc/) - [All service areas](https://charlestonhardmoneyloans.com/areas-we-serve/) ## Looking at a property in Charleston? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/north-charleston-sc/ Title: North Charleston, SC Hard Money Loans | DSCR Rental & Flip Loans Summary: DSCR rental, fix and flip and construction loans for North Charleston, SC investors. Up to 85% LTV on rentals, 90% of purchase and 100% of rehab on flips. [Home](https://charlestonhardmoneyloans.com/) / [Areas we serve](https://charlestonhardmoneyloans.com/areas-we-serve/) / North Charleston # Hard money loans in North Charleston, SC Financing for bungalows, mill houses and long-term rentals near Park Circle, the port and the region’s largest employers. [Get pre-qualified](https://optimuscapitalcorp.com/andrew) Call (954) 598-4564 ## The North Charleston market for investors North Charleston is the working heart of the region. The port terminals, the airport, aerospace and auto manufacturing, and the distribution centers along the interstates employ tens of thousands of people, and many of them rent. That gives North Charleston some of the steadiest long-term rental demand in the Lowcountry at lower entry prices than Charleston or Mount Pleasant. Investors buy older bungalows and mill houses near Park Circle and renovate them, hold single-family rentals and duplexes across the city, and build new houses on infill and suburban lots. ## Areas investors ask about - Park Circle: restored bungalows and new infill near the restaurants on East Montague Avenue - The older neighborhoods off Rivers Avenue: mill-village houses and smaller rentals at lower prices - Near the port and Navy Base redevelopment: rentals that draw workers from the terminals and industry - The Dorchester County side: newer subdivisions toward Summerville ## Plan for these on a North Charleston deal - North Charleston sets its own short-term rental rules, separate from the City of Charleston. Most single-family rentals here are underwritten on long-term rent. - Older houses can need electrical, plumbing and foundation work. Price the inspection findings into the rehab budget. - Check the flood zone and get a flood insurance quote before you make an offer. Where coverage is required, the premium is part of the payment. - Rentals are taxed at South Carolina’s 6% assessment ratio, not the 4% rate for an owner’s primary residence. Use the rental figure when you calculate the DSCR. ## Loans available in North Charleston Program | Use it for | Top leverage [DSCR rental loans](https://charlestonhardmoneyloans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, mid-term rentals, condos and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://charlestonhardmoneyloans.com/new-construction-loans/) | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://charlestonhardmoneyloans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://charlestonhardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## North Charleston hard money loans: common questions ### Do you finance rentals in North Charleston? Yes. We lend up to 85% loan-to-value on a rental purchase and up to 80% on a cash-out refinance, qualified on the property’s rent. ### Do you finance flips near Park Circle? Yes, at up to 90% of the purchase price and 100% of the rehab, within 70 to 75% of the after-repair value, at a 720+ credit score. ### How fast can a loan close in North Charleston? Rental and DSCR loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. ## Other markets we serve - [Charleston](https://charlestonhardmoneyloans.com/charleston-sc/) - [Mount Pleasant](https://charlestonhardmoneyloans.com/mount-pleasant-sc/) - [James Island](https://charlestonhardmoneyloans.com/james-island-sc/) - [Summerville](https://charlestonhardmoneyloans.com/summerville-sc/) - [Goose Creek](https://charlestonhardmoneyloans.com/goose-creek-sc/) - [Folly Beach](https://charlestonhardmoneyloans.com/folly-beach-sc/) - [Isle of Palms](https://charlestonhardmoneyloans.com/isle-of-palms-sc/) - [All service areas](https://charlestonhardmoneyloans.com/areas-we-serve/) ## Looking at a property in North Charleston? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/mount-pleasant-sc/ Title: Mount Pleasant, SC Hard Money Loans | DSCR Rental & Flip Loans Summary: DSCR rental, fix and flip and construction loans for Mount Pleasant, SC investors. Up to 85% LTV on rentals, 90% of purchase and 100% of rehab on flips. [Home](https://charlestonhardmoneyloans.com/) / [Areas we serve](https://charlestonhardmoneyloans.com/areas-we-serve/) / Mount Pleasant # Hard money loans in Mount Pleasant, SC Loans for higher-priced rentals, renovations and new homes east of the Cooper River. [Get pre-qualified](https://optimuscapitalcorp.com/andrew) Call (954) 598-4564 ## The Mount Pleasant market for investors Mount Pleasant is one of the most sought-after towns in the Charleston area, with good schools, waterfront neighborhoods and quick access to the beaches on Sullivan’s Island and Isle of Palms. Prices are higher than in most of the region, and rentals here attract tenants who want the schools and the location. Investors hold long-term rentals, renovate older houses in established neighborhoods, and build new homes on the lots that come up. Much of the town is in planned communities with their own association rules. ## Areas investors ask about - The Old Village: historic houses near the harbor, with design review on exterior changes - Older neighborhoods off Coleman Boulevard and Highway 17: ranches and split-levels to renovate - Planned communities north of the IOP Connector: newer homes with association dues and rules - Near the Ravenel Bridge: condos and townhomes popular with renters who work downtown ## Plan for these on a Mount Pleasant deal - Mount Pleasant regulates short-term rentals through its zoning and rental business licensing. Confirm what is allowed at a specific parcel before you count on nightly income; most houses are underwritten on long-term rent. - Association rules in planned communities can limit rentals or set minimum lease terms. Read them before you buy. - Check the flood zone and get a flood insurance quote before you make an offer. Where coverage is required, the premium is part of the payment. - Rentals are taxed at South Carolina’s 6% assessment ratio, not the 4% rate for an owner’s primary residence. Use the rental figure when you calculate the DSCR. ## Loans available in Mount Pleasant Program | Use it for | Top leverage [DSCR rental loans](https://charlestonhardmoneyloans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, mid-term rentals, condos and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://charlestonhardmoneyloans.com/new-construction-loans/) | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://charlestonhardmoneyloans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://charlestonhardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Mount Pleasant hard money loans: common questions ### Do you lend on rentals in Mount Pleasant? Yes. We lend up to 85% loan-to-value on a purchase and up to 80% on a cash-out refinance, approved on the rent the property earns. ### Can I build a new home to rent or sell in Mount Pleasant? Yes. Ground-up construction loans cover up to 85% of cost, and up to 90% for experienced builders, with up to 70% of the lot cost included. ### How fast can a loan close in Mount Pleasant? Rental and DSCR loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. ## Other markets we serve - [Charleston](https://charlestonhardmoneyloans.com/charleston-sc/) - [North Charleston](https://charlestonhardmoneyloans.com/north-charleston-sc/) - [James Island](https://charlestonhardmoneyloans.com/james-island-sc/) - [Summerville](https://charlestonhardmoneyloans.com/summerville-sc/) - [Goose Creek](https://charlestonhardmoneyloans.com/goose-creek-sc/) - [Folly Beach](https://charlestonhardmoneyloans.com/folly-beach-sc/) - [Isle of Palms](https://charlestonhardmoneyloans.com/isle-of-palms-sc/) - [All service areas](https://charlestonhardmoneyloans.com/areas-we-serve/) ## Looking at a property in Mount Pleasant? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/james-island-sc/ Title: James Island, SC Hard Money Loans | DSCR Rental & Flip Loans Summary: DSCR rental, fix and flip and construction loans for James Island, SC investors. Up to 85% LTV on rentals, 90% of purchase and 100% of rehab on flips. [Home](https://charlestonhardmoneyloans.com/) / [Areas we serve](https://charlestonhardmoneyloans.com/areas-we-serve/) / James Island # Hard money loans in James Island, SC Financing for renovations and rentals between downtown Charleston and Folly Beach. [Get pre-qualified](https://optimuscapitalcorp.com/andrew) Call (954) 598-4564 ## The James Island market for investors James Island sits between the Charleston peninsula and Folly Beach, a short drive from both. Its housing is mostly older single-family homes on generous lots, which makes it one of the area’s more active places for renovations and for rentals aimed at tenants who want to be close to downtown and the beach. Jurisdiction is split. Parts of the island are in the Town of James Island, parts are in the City of Charleston and some areas are unincorporated Charleston County, and each has its own rules. ## Areas investors ask about - Near Folly Road: mid-century ranches and cottages to update - Riverland Terrace and the marsh-front streets: larger lots and higher resale values - Neighborhoods near the connector to downtown: rentals that draw hospital and downtown workers ## Plan for these on a James Island deal - Find out which jurisdiction a property is in before you buy. The Town of James Island, the City of Charleston and Charleston County each set their own zoning and short-term rental rules. - Check the flood zone and get a flood insurance quote before you make an offer. Where coverage is required, the premium is part of the payment. Many streets near the marsh are low-lying. - Older houses often need structural, moisture and termite repairs. Order the CL-100 early. - Rentals are taxed at South Carolina’s 6% assessment ratio, not the 4% rate for an owner’s primary residence. Use the rental figure when you calculate the DSCR. ## Loans available in James Island Program | Use it for | Top leverage [DSCR rental loans](https://charlestonhardmoneyloans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, mid-term rentals, condos and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://charlestonhardmoneyloans.com/new-construction-loans/) | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://charlestonhardmoneyloans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://charlestonhardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## James Island hard money loans: common questions ### Do you finance flips on James Island? Yes, at up to 90% of the purchase price and 100% of the rehab, within 70 to 75% of the after-repair value, at a 720+ credit score. ### Can I rent a James Island house by the night? It depends on which jurisdiction the house is in. Inside the City of Charleston, residential short-term rentals require owner occupancy. Check the rules for the specific address; otherwise we underwrite on long-term or mid-term rent. ### How fast can a loan close in James Island? Rental and DSCR loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. ## Other markets we serve - [Charleston](https://charlestonhardmoneyloans.com/charleston-sc/) - [North Charleston](https://charlestonhardmoneyloans.com/north-charleston-sc/) - [Mount Pleasant](https://charlestonhardmoneyloans.com/mount-pleasant-sc/) - [Summerville](https://charlestonhardmoneyloans.com/summerville-sc/) - [Goose Creek](https://charlestonhardmoneyloans.com/goose-creek-sc/) - [Folly Beach](https://charlestonhardmoneyloans.com/folly-beach-sc/) - [Isle of Palms](https://charlestonhardmoneyloans.com/isle-of-palms-sc/) - [All service areas](https://charlestonhardmoneyloans.com/areas-we-serve/) ## Looking at a property in James Island? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/summerville-sc/ Title: Summerville, SC Hard Money Loans | DSCR Rental & Flip Loans Summary: DSCR rental, fix and flip and construction loans for Summerville, SC investors. Up to 85% LTV on rentals, 90% of purchase and 100% of rehab on flips. [Home](https://charlestonhardmoneyloans.com/) / [Areas we serve](https://charlestonhardmoneyloans.com/areas-we-serve/) / Summerville # Hard money loans in Summerville, SC Loans for long-term rentals, new construction and build-to-rent in one of the fastest-growing parts of the region. [Get pre-qualified](https://optimuscapitalcorp.com/andrew) Call (954) 598-4564 ## The Summerville market for investors Summerville, about 25 miles northwest of downtown Charleston, has grown quickly as families and workers look for newer, more affordable housing within commuting distance of the city and the industrial employers in North Charleston and Berkeley County. That growth shows up in large planned communities, steady demand for single-family rentals, and more buildable land than closer in. Investors hold rentals, build new homes to rent or sell, and renovate older houses near the historic downtown. ## Areas investors ask about - Historic Summerville: older homes near the town square, some under design review - Large planned communities: newer homes with association dues and rental rules - Along the Highway 17A and I-26 corridors: rentals and new construction close to the commute ## Plan for these on a Summerville deal - Summerville spans Dorchester, Berkeley and Charleston Counties. Confirm which town and county rules apply to a parcel. - Association rules in planned communities can restrict rentals or set minimum lease terms. Read them before you buy a rental. - Build-to-rent works best when the construction loan is planned to refinance into a DSCR loan once the house is leased. - Rentals are taxed at South Carolina’s 6% assessment ratio, not the 4% rate for an owner’s primary residence. Use the rental figure when you calculate the DSCR. ## Loans available in Summerville Program | Use it for | Top leverage [DSCR rental loans](https://charlestonhardmoneyloans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, mid-term rentals, condos and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://charlestonhardmoneyloans.com/new-construction-loans/) | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://charlestonhardmoneyloans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://charlestonhardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Summerville hard money loans: common questions ### Do you offer construction loans in Summerville? Yes. We finance up to 85% of project cost, and up to 90% for experienced builders, with up to 70% of the lot cost included. The loan must stay within 70 to 75% of the finished value. ### Do you finance single-family rentals in Summerville? Yes, at up to 85% loan-to-value on a purchase and up to 80% on a cash-out refinance, approved on the rent. ### How fast can a loan close in Summerville? Rental and DSCR loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. ## Other markets we serve - [Charleston](https://charlestonhardmoneyloans.com/charleston-sc/) - [North Charleston](https://charlestonhardmoneyloans.com/north-charleston-sc/) - [Mount Pleasant](https://charlestonhardmoneyloans.com/mount-pleasant-sc/) - [James Island](https://charlestonhardmoneyloans.com/james-island-sc/) - [Goose Creek](https://charlestonhardmoneyloans.com/goose-creek-sc/) - [Folly Beach](https://charlestonhardmoneyloans.com/folly-beach-sc/) - [Isle of Palms](https://charlestonhardmoneyloans.com/isle-of-palms-sc/) - [All service areas](https://charlestonhardmoneyloans.com/areas-we-serve/) ## Looking at a property in Summerville? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/goose-creek-sc/ Title: Goose Creek, SC Hard Money Loans | DSCR Rental & Flip Loans Summary: DSCR rental, fix and flip and construction loans for Goose Creek, SC investors. Up to 85% LTV on rentals, 90% of purchase and 100% of rehab on flips. [Home](https://charlestonhardmoneyloans.com/) / [Areas we serve](https://charlestonhardmoneyloans.com/areas-we-serve/) / Goose Creek # Hard money loans in Goose Creek, SC Financing for long-term rentals and new homes near Joint Base Charleston’s Naval Weapons Station. [Get pre-qualified](https://optimuscapitalcorp.com/andrew) Call (954) 598-4564 ## The Goose Creek market for investors Goose Creek, in Berkeley County north of North Charleston, is home to part of Joint Base Charleston and close to the manufacturers along the I-26 and Highway 52 corridors. Military households and workers who move often keep demand for rentals steady. Prices are lower than in Charleston and Mount Pleasant, and there is room for new construction, so investors hold single-family rentals and build new homes to rent or sell. ## Areas investors ask about - Established neighborhoods near the city center: ranches and two-story homes for long-term rentals - Newer subdivisions: build-to-rent and recent construction - Near the Naval Weapons Station: rentals that draw military households ## Plan for these on a Goose Creek deal - Military tenants often lease for the length of an assignment. Furnished mid-term rentals can also work near the base. - Association rules in newer subdivisions can restrict rentals. Read them before you buy. - Rentals are taxed at South Carolina’s 6% assessment ratio, not the 4% rate for an owner’s primary residence. Use the rental figure when you calculate the DSCR. ## Loans available in Goose Creek Program | Use it for | Top leverage [DSCR rental loans](https://charlestonhardmoneyloans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, mid-term rentals, condos and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://charlestonhardmoneyloans.com/new-construction-loans/) | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://charlestonhardmoneyloans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://charlestonhardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Goose Creek hard money loans: common questions ### Do you finance rentals near Joint Base Charleston? Yes. We lend up to 85% loan-to-value on a rental purchase, qualified on the lease or on market rent, and furnished mid-term rentals on their rental history. ### Do you lend on new construction in Goose Creek? Yes. Ground-up construction loans cover up to 85% of cost, and up to 90% for experienced builders, with the lot included. ### How fast can a loan close in Goose Creek? Rental and DSCR loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. ## Other markets we serve - [Charleston](https://charlestonhardmoneyloans.com/charleston-sc/) - [North Charleston](https://charlestonhardmoneyloans.com/north-charleston-sc/) - [Mount Pleasant](https://charlestonhardmoneyloans.com/mount-pleasant-sc/) - [James Island](https://charlestonhardmoneyloans.com/james-island-sc/) - [Summerville](https://charlestonhardmoneyloans.com/summerville-sc/) - [Folly Beach](https://charlestonhardmoneyloans.com/folly-beach-sc/) - [Isle of Palms](https://charlestonhardmoneyloans.com/isle-of-palms-sc/) - [All service areas](https://charlestonhardmoneyloans.com/areas-we-serve/) ## Looking at a property in Goose Creek? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/folly-beach-sc/ Title: Folly Beach, SC Hard Money Loans | Vacation Rental & DSCR Loans Summary: DSCR loans for Folly Beach vacation rentals and beach houses, plus construction and fix and flip loans. Rental license, insurance and tax notes for investors. [Home](https://charlestonhardmoneyloans.com/) / [Areas we serve](https://charlestonhardmoneyloans.com/areas-we-serve/) / Folly Beach # Hard money loans in Folly Beach, SC Loans for beach houses and rentals on Charleston’s closest beach, with careful attention to the rental license. [Get pre-qualified](https://optimuscapitalcorp.com/andrew) Call (954) 598-4564 ## The Folly Beach market for investors Folly Beach is the closest beach to downtown Charleston and one of the region’s best-known vacation spots. Beach houses here can earn strong rental income, but the town limits how many investor-owned short-term rentals it licenses. That makes the rental license, not just the house, central to the value of an investor property. Buyers and lenders both need to know whether a property holds a license and whether it transfers. ## What investors look at - Oceanfront and second-row houses: the highest nightly rates and the highest insurance costs - Houses toward the marsh and river side: lower prices, and long-term rental potential - Condos near Center Street: walkable to the pier and restaurants ## Plan for these on a Folly Beach deal - Folly Beach caps investor short-term rental licenses. A 2026 court ruling on the cap is under appeal, and the city paused most new investor licenses while the appeal proceeds. Confirm a property’s license status with the city in writing before you rely on nightly income. - Without a license, underwrite the property on long-term rent. - Oceanfront property carries high flood and wind insurance costs, and storms and erosion matter. Get full insurance quotes early. - Rentals are taxed at South Carolina’s 6% assessment ratio, not the 4% rate for an owner’s primary residence. Use the rental figure when you calculate the DSCR. ## Loans available in Folly Beach Program | Use it for | Top leverage [DSCR rental loans](https://charlestonhardmoneyloans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, mid-term rentals, condos and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://charlestonhardmoneyloans.com/new-construction-loans/) | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://charlestonhardmoneyloans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://charlestonhardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Folly Beach hard money loans: common questions ### Do you finance vacation rentals on Folly Beach? Yes, where the property holds or can obtain an investor rental license from the city. We use 12 months of rental history or AirDNA projections counted at about 70 to 80%. Without a license, we underwrite on long-term rent. ### Does the Folly Beach rental cap affect my loan? Yes. A property’s ability to rent by the night depends on its license, so confirm the license status with the city before you buy and before we count nightly income. ### How fast can a loan close in Folly Beach? Rental and DSCR loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. ## Other markets we serve - [Charleston](https://charlestonhardmoneyloans.com/charleston-sc/) - [North Charleston](https://charlestonhardmoneyloans.com/north-charleston-sc/) - [Mount Pleasant](https://charlestonhardmoneyloans.com/mount-pleasant-sc/) - [James Island](https://charlestonhardmoneyloans.com/james-island-sc/) - [Summerville](https://charlestonhardmoneyloans.com/summerville-sc/) - [Goose Creek](https://charlestonhardmoneyloans.com/goose-creek-sc/) - [Isle of Palms](https://charlestonhardmoneyloans.com/isle-of-palms-sc/) - [All service areas](https://charlestonhardmoneyloans.com/areas-we-serve/) ## Looking at a property in Folly Beach? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/isle-of-palms-sc/ Title: Isle of Palms, SC Hard Money Loans | Vacation Rental & DSCR Loans Summary: DSCR loans for Isle of Palms vacation rentals and beach houses, plus construction and fix and flip loans. Rental license, insurance and tax notes for investors. [Home](https://charlestonhardmoneyloans.com/) / [Areas we serve](https://charlestonhardmoneyloans.com/areas-we-serve/) / Isle of Palms # Hard money loans in Isle of Palms, SC Financing for vacation rentals, beach houses and resort condos on the barrier island north of Charleston. [Get pre-qualified](https://optimuscapitalcorp.com/andrew) Call (954) 598-4564 ## The Isle of Palms market for investors Isle of Palms is a barrier island across the Intracoastal Waterway from Mount Pleasant, with a long beach, the Wild Dunes resort and a large vacation rental market. Many houses and condos here are bought as rentals. Next door, Sullivan’s Island has much tighter rental rules, so investors shopping the area should confirm which island and which rules apply before they make an offer. ## What investors look at - Oceanfront and near-beach houses: the strongest weekly and nightly rates - Wild Dunes: resort condos and houses with their own association rules and amenities - Interior and marsh-side streets: lower prices and long-term rental potential ## Plan for these on a Isle of Palms deal - Short-term rentals on Isle of Palms need a city rental business license and must follow the city’s occupancy and parking rules. Confirm a property’s license and any zoning limits before you buy. - Rules on Sullivan’s Island are much stricter than on Isle of Palms. Do not assume they are the same. - Barrier island property carries high flood and wind insurance costs. Get full quotes before you make an offer. - Rentals are taxed at South Carolina’s 6% assessment ratio, not the 4% rate for an owner’s primary residence. Use the rental figure when you calculate the DSCR. ## Loans available in Isle of Palms Program | Use it for | Top leverage [DSCR rental loans](https://charlestonhardmoneyloans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, mid-term rentals, condos and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://charlestonhardmoneyloans.com/new-construction-loans/) | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://charlestonhardmoneyloans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://charlestonhardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Isle of Palms hard money loans: common questions ### Do you finance vacation rentals on Isle of Palms? Yes. Where a property is licensed to rent by the night, we use 12 months of rental history or AirDNA projections counted at about 70 to 80%, at up to 85% loan-to-value on a purchase. ### Do you lend on Wild Dunes condos? Yes, including condos that do not meet conventional (warrantable) guidelines, usually at slightly lower leverage. ### How fast can a loan close in Isle of Palms? Rental and DSCR loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. ## Other markets we serve - [Charleston](https://charlestonhardmoneyloans.com/charleston-sc/) - [North Charleston](https://charlestonhardmoneyloans.com/north-charleston-sc/) - [Mount Pleasant](https://charlestonhardmoneyloans.com/mount-pleasant-sc/) - [James Island](https://charlestonhardmoneyloans.com/james-island-sc/) - [Summerville](https://charlestonhardmoneyloans.com/summerville-sc/) - [Goose Creek](https://charlestonhardmoneyloans.com/goose-creek-sc/) - [Folly Beach](https://charlestonhardmoneyloans.com/folly-beach-sc/) - [All service areas](https://charlestonhardmoneyloans.com/areas-we-serve/) ## Looking at a property in Isle of Palms? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/blog/ Title: Charleston Investor Guides & Blog | Charleston Hard Money Loans Summary: Guides for Charleston real estate investors: DSCR loans, short-term rental rules, the 6% tax ratio, flood insurance, historic renovations and refinancing. [Home](https://charlestonhardmoneyloans.com/) / Blog # Guides for Charleston real estate investors Plain-language articles on financing rentals, short-term rental rules, property tax, flood insurance and renovating older houses in the Charleston area. - ## [DSCR Loans for Charleston Rental Property: How They Work](https://charlestonhardmoneyloans.com/dscr-loans-charleston-rental-property/) A DSCR loan approves a Charleston rental on the income it produces. How the ratio is calculated, which rent counts under local rules, what goes into the payment here, and how to apply. - ## [Short-Term Rental Rules for Charleston-Area Investors](https://charlestonhardmoneyloans.com/charleston-short-term-rental-rules-investors/) The City of Charleston, Mount Pleasant, North Charleston and the beach towns each set their own short-term rental rules. What an investor should confirm before buying, and why a lender cares. - ## [South Carolina’s 4% and 6% Property Tax Ratios: What They Mean for Charleston Rentals](https://charlestonhardmoneyloans.com/south-carolina-property-tax-rentals-6-percent/) South Carolina taxes an owner’s home at a 4% assessment ratio and rentals at 6%, and owner-occupied homes skip most school operating taxes. Why a rental’s tax bill jumps after you buy it, and how to estimate it. - ## [Flood Insurance and Charleston Investment Property](https://charlestonhardmoneyloans.com/flood-insurance-charleston-investment-property/) Much of the Charleston area is in FEMA flood zones. How flood zones, elevation certificates and premiums affect a rental, a flip and a new build, and what to check before you make an offer. - ## [Renovating a Historic House in Charleston: What Investors Should Plan For](https://charlestonhardmoneyloans.com/renovating-historic-house-charleston/) Board of Architectural Review approval, the CL-100 wood infestation report, structural surprises and flood rules. How to budget and schedule a Charleston renovation, and how a fix and flip loan works on one. - ## [Cash-Out Refinancing a Charleston Rental After a Renovation](https://charlestonhardmoneyloans.com/cash-out-refinance-charleston-rental/) Buy, renovate, rent and refinance: how a DSCR cash-out refinance at up to 80% of value can return the cash you put into a Charleston rental, with a worked example. - ## [Hard Money Loan Document Checklist](https://charlestonhardmoneyloans.com/hard-money-loans-document-list/) What to gather for a rental (DSCR) loan, a new construction loan and a fix and flip loan, divided into one-time documents and documents for each deal. ## Have a Charleston deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/dscr-loans-charleston-rental-property/ Title: DSCR Loans for Charleston Rental Property: How They Work Summary: A DSCR loan approves a Charleston rental on the income it produces. How the ratio is calculated, which rent counts under local rules, what goes into the [Home](https://charlestonhardmoneyloans.com/) / [Blog](https://charlestonhardmoneyloans.com/blog/) / DSCR Loans for Charleston Rental Property: How They Work # DSCR Loans for Charleston Rental Property: How They Work By [Andrew Shanti](https://charlestonhardmoneyloans.com/about-us/#andrew-shanti) · Updated October 12, 2026 Most rental property in Charleston is financed in one of two ways: a conventional mortgage that examines your personal finances, or a DSCR loan that examines the property’s. For investors with several properties, self-employment income or a full conventional quota, the DSCR loan is usually the one that works. ## The ratio DSCR means debt service coverage ratio. Divide the monthly rent by the monthly payment. The payment includes principal, interest, property tax, insurance and any association dues. Rent | Payment | DSCR | Result $3,900 | $3,000 | 1.30 | The property earns 30% more than it costs $3,000 | $3,000 | 1.00 | Break-even We like to see 1.0 or better. Strong borrowers can qualify under 1.0 with a larger down payment. ## Which rent counts in Charleston In much of the country, the question is whether a lender will count Airbnb income. In Charleston, the first question is whether the property is allowed to earn it. The City of Charleston limits residential short-term rentals to homes where the owner lives on site, so an investor-owned house in the city is underwritten on long-term or mid-term rent. - Long-term rentals are qualified on the lease, or on market rent from the appraisal if the property is vacant. - Mid-term rentals, furnished and leased for a month or more, are qualified on their rental history. They are popular near the hospitals and the bases. - Vacation rentals in towns that license them, such as Isle of Palms, are qualified on 12 months of history or AirDNA projections counted at about 70 to 80%. ## What goes into the payment here - Property tax at South Carolina’s 6% assessment ratio for rentals, not the 4% owner-occupied rate the seller may have paid - Flood insurance where the property is in a flood zone that requires it - Wind and hail coverage close to the coast, sometimes on a separate policy - Association dues in condos and planned communities These items decide more Charleston rental loans than the interest rate does. Get real figures for each before you write an offer. ## What we finance - Single-family rentals, duplexes and small multifamily - Condos, including non-warrantable condos - Licensed vacation rentals - Property owned by LLCs, out-of-state investors and foreign nationals Leverage is up to 85% loan-to-value on a purchase and up to 80% on a cash-out refinance. The minimum credit score is 600, at up to 70% loan-to-value. ## Applying - Send us the address, the price and the lease or rental history. - We calculate the ratio and tell you the leverage it supports. - Provide two months of bank statements and, for an LLC, the entity documents. - The appraisal is ordered, and the loan closes in about 30 days with your closing attorney. Details and terms are on the [DSCR rental loans](https://charlestonhardmoneyloans.com/dscr-rental-loans/) page. ## Have a Charleston deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/charleston-short-term-rental-rules-investors/ Title: Short-Term Rental Rules for Charleston-Area Investors Summary: The City of Charleston, Mount Pleasant, North Charleston and the beach towns each set their own short-term rental rules. What an investor should confirm [Home](https://charlestonhardmoneyloans.com/) / [Blog](https://charlestonhardmoneyloans.com/blog/) / Short-Term Rental Rules for Charleston-Area Investors # Short-Term Rental Rules for Charleston-Area Investors By [Andrew Shanti](https://charlestonhardmoneyloans.com/about-us/#andrew-shanti) · Updated October 12, 2026 Short-term rental rules in the Charleston area are set town by town, and they differ more here than in most coastal markets. A house that could earn nightly income in one town may only be rentable by the year a few miles away. Before you count on vacation rental income, find out which jurisdiction a property is in and what that jurisdiction allows. ## City of Charleston The city permits residential short-term rentals only where the owner lives on the property, with permit categories that vary by area of the city. Investor-owned short-term rentals are limited to a small commercial overlay. For an investor, that means most houses inside the city limits should be underwritten on long-term or mid-term rent. ## Mount Pleasant and North Charleston Both towns regulate short-term rentals separately from the City of Charleston, through zoning and business licensing. Rules can differ by neighborhood and by type of property, and planned communities often add their own limits. Check with the town and read any association covenants for the specific property. ## Folly Beach Folly Beach caps the number of investor short-term rental licenses. In 2026 a court ruled against the way the cap was adopted, the city appealed, and most new investor licenses were paused while the appeal proceeds. Whether a particular house holds a license, and whether it transfers to a buyer, should be confirmed with the city in writing before you rely on nightly income. ## Isle of Palms and Sullivan’s Island Isle of Palms has a large licensed vacation rental market, with its own licensing, occupancy and parking rules. Sullivan’s Island, just across Breach Inlet, is far more restrictive. Do not assume the two islands work the same way. ## Unincorporated areas and other towns Parts of James Island, Johns Island and West Ashley fall under Charleston County or the Town of James Island rather than the City of Charleston. Summerville, Goose Creek and the other towns in Berkeley and Dorchester Counties each have their own rules too. ## Mid-term rentals Many investors who cannot rent by the night in Charleston rent furnished homes by the month instead, to traveling medical staff, military families and people relocating for work. Ask the town how it treats rentals of a month or more before you set up the property this way. ## Why it matters to your loan - A DSCR loan is sized on the income the property is allowed to earn. We count nightly income only where the property can legally rent by the night. - Rules change. Folly Beach’s cap has been in court, and other towns revisit their ordinances regularly. - Taxes apply too. Vacation rentals collect state and local accommodations taxes, and rentals are assessed for property tax at the 6% ratio. Not sure how a property will be underwritten? [Send us the address](https://charlestonhardmoneyloans.com/contact/) and we will tell you which rent we would use. ## Have a Charleston deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/south-carolina-property-tax-rentals-6-percent/ Title: SC 4% vs 6% Property Tax on Charleston Rentals Summary: South Carolina taxes an owner’s home at a 4% assessment ratio and rentals at 6%, and owner-occupied homes skip most school operating taxes. Why a rental’s [Home](https://charlestonhardmoneyloans.com/) / [Blog](https://charlestonhardmoneyloans.com/blog/) / South Carolina’s 4% and 6% Property Tax Ratios: What They Mean for Charleston Rentals # South Carolina’s 4% and 6% Property Tax Ratios: What They Mean for Charleston Rentals By [Andrew Shanti](https://charlestonhardmoneyloans.com/about-us/#andrew-shanti) · Updated October 12, 2026 Property tax surprises more first-time Charleston investors than any other line in the budget. The seller’s tax bill is often a poor guide to what you will pay, because South Carolina taxes a home very differently once it stops being the owner’s primary residence. ## How the assessment ratio works South Carolina applies an assessment ratio to a property’s value to get its taxable value, then applies the local millage rate. Use | Assessment ratio Owner’s legal residence | 4% Rentals and other residential property | 6% On top of the higher ratio, homes that qualify for the 4% rate are exempt from most school operating millage, while rentals pay it. Together, the two effects can make a rental’s tax bill several times larger than an owner-occupant’s on the same house. ## Why the bill changes after you buy If the seller lived in the house, their bill reflects the 4% ratio and the school operating exemption. Once the house becomes a rental, it is assessed at 6% and the exemption no longer applies. A sale can also trigger a reassessment to the purchase price. ## Estimating it - Look up the property on the county assessor’s site and note the current assessed value and the millage for its tax district. - Apply 6% to the price you are paying. - Multiply by the full millage rate, including school operating millage. - Divide by 12 and put that figure in the monthly payment. If the numbers are close, call the county assessor or ask your closing attorney for an estimate. ## Why lenders care A DSCR loan is sized on the rent divided by the full payment, and tax is part of that payment. Using the seller’s owner-occupied tax figure can make a deal look like it covers its payment when it does not. We underwrite on the rental figure. See how the ratio works on the [DSCR rental loans](https://charlestonhardmoneyloans.com/dscr-rental-loans/) page. ## Have a Charleston deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/flood-insurance-charleston-investment-property/ Title: Flood Insurance and Charleston Investment Property Summary: Much of the Charleston area is in FEMA flood zones. How flood zones, elevation certificates and premiums affect a rental, a flip and a new build, and what to [Home](https://charlestonhardmoneyloans.com/) / [Blog](https://charlestonhardmoneyloans.com/blog/) / Flood Insurance and Charleston Investment Property # Flood Insurance and Charleston Investment Property By [Andrew Shanti](https://charlestonhardmoneyloans.com/about-us/#andrew-shanti) · Updated October 12, 2026 Water is part of owning property in the Lowcountry. Heavy rain, high tides and storms flood low-lying streets on the peninsula and in the suburbs, and a large share of the region sits in FEMA flood zones. For an investor, flood risk shows up in three places: the insurance premium, the resale value and the cost of renovating or building. ## Start with the flood zone FEMA flood maps place every property in a zone. Properties in a special flood hazard area, the A and V zones, face the highest risk, and flood insurance is commonly required on a loan there. Properties outside those zones can still flood, and many owners buy coverage anyway. ## Get the elevation certificate An elevation certificate shows how high the lowest floor sits relative to the base flood elevation. It is one of the biggest drivers of the premium. Ask the seller for it early; if there is none, a surveyor can prepare one. ## Price the premium before you make an offer - Get quotes from both the National Flood Insurance Program and private flood insurers. - Ask about the property’s flood history and any past claims. - Close to the coast, get a wind and hail quote too. It may be a separate policy. ## How it affects each kind of loan - Rentals. Where flood coverage is required, the premium is part of the monthly payment in the DSCR. A high premium can push a deal below 1.0. - Flips. Buyers and their lenders will see the same flood zone and premium, and it affects what they will pay. In a flood zone, a renovation that costs more than about half the building’s value can also require bringing the house up to current flood standards. - New construction. In a flood zone, the finished floor has to be built to the required elevation, which can mean raised foundations, fill and higher costs. Get the base flood elevation and the local freeboard requirement before you finalize plans. Questions about a specific property? [Send us the address](https://charlestonhardmoneyloans.com/contact/). ## Have a Charleston deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/renovating-historic-house-charleston/ Title: Renovating a Historic House in Charleston Summary: Board of Architectural Review approval, the CL-100 wood infestation report, structural surprises and flood rules. How to budget and schedule a Charleston [Home](https://charlestonhardmoneyloans.com/) / [Blog](https://charlestonhardmoneyloans.com/blog/) / Renovating a Historic House in Charleston: What Investors Should Plan For # Renovating a Historic House in Charleston: What Investors Should Plan For By [Andrew Shanti](https://charlestonhardmoneyloans.com/about-us/#andrew-shanti) · Updated October 12, 2026 Charleston’s older houses are a big part of what makes the city valuable, and a big part of what makes renovating here different. A renovation on the peninsula or in another historic district runs on a different schedule and a different budget from a typical suburban flip. ## Board of Architectural Review In the City of Charleston’s historic districts, the Board of Architectural Review approves exterior changes, demolitions and new buildings. Windows, roofing, porches and additions can all need approval, and the review takes time. Build that time into the schedule, because every month of approval is a month of interest and carrying costs. ## The CL-100 The CL-100 is South Carolina’s wood infestation report, and it is standard on Charleston purchases. On an older house it often finds termite damage, wood rot or moisture problems in the crawl space. Order it early and price what it finds into the rehab budget. ## Structural and moisture work - Rotted sills and floor framing, especially under porches and piazzas - Foundation settling and drainage problems - Old wiring and plumbing that need full replacement - Lead paint, which changes how the work has to be done Hold a real contingency. On an older Charleston house, 10 to 15% of the budget is a sensible starting point. ## Flood rules If the house is in a flood zone, a renovation that costs more than about half the building’s value can require bringing it up to current flood standards. Check before you set the scope. ## How the loan works A fix and flip loan can fund up to 90% of the purchase price and 100% of the renovation at a 720+ credit score, within 70 to 75% of the after-repair value. The rehab funds are released in draws as the work is completed. If a project stalls waiting on approvals or on a structural surprise, a mid-rehab loan can lend on the property as it stands and add the money to finish. See [fix and flip loans in Charleston](https://charlestonhardmoneyloans.com/fix-and-flip-loans/) for terms. ## Have a Charleston deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/cash-out-refinance-charleston-rental/ Title: Cash-Out Refinance on a Charleston Rental Summary: Buy, renovate, rent and refinance: how a DSCR cash-out refinance at up to 80% of value can return the cash you put into a Charleston rental, with a worked [Home](https://charlestonhardmoneyloans.com/) / [Blog](https://charlestonhardmoneyloans.com/blog/) / Cash-Out Refinancing a Charleston Rental After a Renovation # Cash-Out Refinancing a Charleston Rental After a Renovation By [Andrew Shanti](https://charlestonhardmoneyloans.com/about-us/#andrew-shanti) · Updated October 12, 2026 Many Charleston investors buy an older house, renovate it, lease it and then refinance it into long-term debt, pulling out much of the cash they put in. The refinance is a DSCR loan, sized on the property’s new value and its rent. ## How much you can take out A DSCR cash-out refinance can go up to 80% of the appraised value. The new loan pays off the fix and flip loan, and anything above that comes back to you, less closing costs. ## Example Purchase price | $360,000 Renovation | $110,000 Total cost | $470,000 Appraised value after renovation | $620,000 80% cash-out refinance | $496,000 Paid off: fix and flip loan | $434,000 Cash back before closing costs | $62,000 For illustration only. The new loan also has to meet the DSCR test on the rent. ## The rent has to carry the new loan The larger loan has to pass the ratio. With South Carolina’s 6% assessment on rentals, flood insurance where required and higher payments on a larger loan, check the DSCR before you assume the full 80%. ## Timing - Have the lease signed before you apply, so the rent is documented. - The appraisal will compare the house to renovated sales nearby. Keep before and after photos and the list of work. - Rental loans take about 30 days, appraisal included. See [DSCR rental loans](https://charlestonhardmoneyloans.com/dscr-rental-loans/) for terms, or [send us the numbers](https://charlestonhardmoneyloans.com/contact/) on your property. ## Have a Charleston deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew) --- Source: https://charlestonhardmoneyloans.com/hard-money-loans-document-list/ Title: Hard Money Loan Document Checklist | Charleston Hard Money Loans Summary: What to gather for a rental (DSCR) loan, a new construction loan and a fix and flip loan, divided into one-time documents and documents for each deal. [Home](https://charlestonhardmoneyloans.com/) / [Blog](https://charlestonhardmoneyloans.com/blog/) / Hard Money Loan Document Checklist # Hard Money Loan Document Checklist By [Andrew Shanti](https://charlestonhardmoneyloans.com/about-us/#andrew-shanti) · Updated October 12, 2026 Loans close faster when the paperwork is ready before it is asked for. Below is what we need for each type of loan. A business-purpose loan can close in your own name or in the name of an entity. Many investors use an LLC for liability protection, and if you do, the entity documents apply. ## Rental (DSCR) loans ### Once - Driver’s license - LLC articles of organization, EIN letter and signed operating agreement - Certificate of good standing, if the LLC is more than a year old - Voided check for automatic payments - Two months of bank statements. We look for roughly six months of liquidity ### Each deal - Loan application - Signed purchase contract, or the original settlement statement for a refinance - An income statement or booking history, for a furnished or vacation rental - The lease, for a long-term rental - Insurance agent and closing attorney contacts, plus a flood insurance quote if the property is in a flood zone - Someone who can let the appraiser into the property - The appraisal report ## New construction loans ### Once - Driver’s license - LLC articles of organization, EIN letter and signed operating agreement - Certificate of good standing, if the LLC is more than a year old - A schedule of your projects from the last 2 years with settlement statements - Voided check for automatic payments - Personal financial statement - Two months of bank statements showing reserves for interest, closing costs and part of the budget ### Each deal - Loan application - A line-item construction budget with a specific scope of work - Plans and drawings - The general contractor’s license and workers’ compensation certificate - A list of the contractor’s recent new builds - Insurance agent and closing attorney contacts, plus a flood insurance quote if the property is in a flood zone - Someone who can give the appraiser access to the site ## Fix and flip loans ### Once - Driver’s license - LLC articles of organization - IRS EIN letter - Operating agreement signed by every member, with ownership percentages - Certificate of good standing, if the LLC is more than a year old - Voided check for automatic payments - Experienced investors: a schedule of your projects from the last 3 years and the settlement statements for each purchase and sale. For a property you kept, the statement showing the refinance into permanent financing ### Each deal - Loan application - A line-item rehab budget with a specific scope of work. Write “replace rotted sill plates and piazza decking”, not “carpentry”. Draws are released against this budget - Signed purchase contract, or the original settlement statement for a refinance - Insurance agent’s name, phone and email - Closing attorney’s name, phone and email Not sure about an item? Call (954) 598-4564. ## Have a Charleston deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://optimuscapitalcorp.com/andrew)