# Charleston Hard Money Loans

> 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.

Charleston Hard Money Loans lends to real estate investors in Charleston, North Charleston, Mount Pleasant, James Island, Summerville, Goose Creek, Folly Beach, Isle of Palms and across South Carolina. Andrew Shanti (Senior Vice President) runs the Charleston division and has worked in lending and real estate since 2005. Phone (954) 598-4564. Email andrew@optimuscapitalcorp.com.

Key terms: DSCR rental loans up to 85% loan-to-value to purchase and 80% on a cash-out refinance, qualified on rental income (long-term, mid-term, or short-term where local rules allow it), with no tax returns or employment check. Ground-up construction loans up to 90% of cost for experienced builders. Fix and flip loans up to 90% of purchase and 100% of rehab at a 720+ credit score. Minimum credit score 600. Loan amounts from $75,000 to more than $10 million. Rental loans close in about 30 days; fix and flip loans average up to 21 days and can close in about 7 days.

## Loan programs
- [Investment Property Loans in Charleston](https://charlestonhardmoneyloans.com/investment-property-loans-charleston/): non-owner-occupied lending and how to choose a lender
- [DSCR Rental Loans](https://charlestonhardmoneyloans.com/dscr-rental-loans/): long-term, mid-term and permitted vacation rentals
- [Ground-Up Construction Loans](https://charlestonhardmoneyloans.com/new-construction-loans/): ground-up homes and infill construction
- [Fix and Flip Loans](https://charlestonhardmoneyloans.com/fix-and-flip-loans/): purchase and renovation bridge loans
- [Hard Money Loan Programs](https://charlestonhardmoneyloans.com/hard-money-loan-programs/): all six programs compared

## Company
- [About Charleston Hard Money Loans](https://charlestonhardmoneyloans.com/about-us/)
- [Hard Money and DSCR Loan FAQ](https://charlestonhardmoneyloans.com/faq/)
- [Contact](https://charlestonhardmoneyloans.com/contact/)

## Markets
- [Areas We Serve](https://charlestonhardmoneyloans.com/areas-we-serve/)
- [Hard Money Loans in Charleston, SC](https://charlestonhardmoneyloans.com/charleston-sc/)
- [Hard Money Loans in North Charleston, SC](https://charlestonhardmoneyloans.com/north-charleston-sc/)
- [Hard Money Loans in Mount Pleasant, SC](https://charlestonhardmoneyloans.com/mount-pleasant-sc/)
- [Hard Money Loans in James Island, SC](https://charlestonhardmoneyloans.com/james-island-sc/)
- [Hard Money Loans in Summerville, SC](https://charlestonhardmoneyloans.com/summerville-sc/)
- [Hard Money Loans in Goose Creek, SC](https://charlestonhardmoneyloans.com/goose-creek-sc/)
- [Hard Money Loans in Folly Beach, SC](https://charlestonhardmoneyloans.com/folly-beach-sc/)
- [Hard Money Loans in Isle of Palms, SC](https://charlestonhardmoneyloans.com/isle-of-palms-sc/)

## Guides
- [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.

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