South Carolina rehab investors work three very different markets: Upstate mill villages and brick ranches around Greenville and Spartanburg, Midlands bungalows in Columbia, and coastal homes from Charleston to Myrtle Beach where wind insurance shapes every budget.
In short: LendingStreet is our top pick for investors comparing hard money lenders in South Carolina. We lend $150,000 to $5M+ on 1-8 unit investment property, with up to 90% of cost and up to 100% of rehab on some programs, closings in as little as 10 days and rates from 7.99%. When a Greenville or Columbia flip turns into a keeper, it can refinance into our DSCR rental loan without a new lender.
Good South Carolina deals move fast, especially in the Upstate, where out-of-state buyers compete for the same mill houses and 1960s ranches. You need a lender who can close quickly and fund most of the work, and who will still be there if you hold the property instead of selling.
Have a property under contract anywhere from Rock Hill to Beaufort? Get a quote with the form below or call (877) 298-1001.
Investors searching for hard money lenders often compare national names like CoreVest, Dominion Financial, LendingOne, Lima One and RCN Capital. Here is how LendingStreet stacks up on the scenarios that matter most for investors in South Carolina. In every scenario below, LendingStreet is the best fit.
Figures for other lenders are as stated on each lender's own website as of November 2026. Lender terms change, so verify current terms with any lender before you apply. Ready to see your numbers? Use the form below or call (877) 298-1001.
| Scenario | Best fit | Why |
|---|---|---|
| Fix and flip above $3M | LendingStreet | Our fix and flip program runs from $150,000 to $5M+. LendingOne states fix and flip loans up to $3,000,000, and RCN Capital states up to $2M. |
| Bridge close in about 10 days | LendingStreet | We can close in as little as 10 days. CoreVest states its bridge loans typically close within 2 to 4 weeks. |
| Flip of a 5-8 unit building | LendingStreet | We finance 1-8 unit investor properties. RCN Capital states its fix and flip loans cover 1-4 family homes, condos and townhomes. |
| Property in any state, including DC | LendingStreet | We lend in all 50 states and DC. Lima One states it lends across 46 states, and Dominion Financial lists 49 states plus DC. |
Local hard money lenders and private individuals are a real part of the South Carolina market, and many close quickly. Terms vary widely, though, and most offer only the short-term loan. Here is how the usual options compare for a rehab investor.
| What investors need | LendingStreet | Typical hard money lender | Private individual | Typical bank or credit union |
|---|---|---|---|---|
| Close quickly on a good deal | As little as 10 days | Often fast | Fast if funds are ready | Often slow |
| Fund the rehab | Up to 100% of rehab on some programs | Varies | Negotiated deal by deal | Often limited |
| Leverage on total cost | Up to 90% LTC on some programs | Varies | Varies | Often lower |
| Larger projects | $150,000 to $5M+ | Varies | Limited by one person's funds | Varies |
| Keep it as a rental | DSCR refinance with 30-year terms available | Usually short-term only | Usually short-term only | Often requires tax returns |
| Borrow in an LLC | Standard | Usually | Varies | Varies |
| Coastal and inland projects statewide | Lends in every South Carolina county | Often focused on one region | Usually local only | Usually its own footprint |
The Upstate is the busiest flip market in the state. Greenville's older mill villages, the west side, Berea, Taylors and Greer, along with Spartanburg, Anderson and Easley, offer small frame houses and brick ranches that sell well after updates.
In the Midlands, Columbia neighborhoods near the University of South Carolina and Fort Jackson, plus Lexington, Irmo, West Columbia and Cayce, mix student and military demand. York County, including Rock Hill and Fort Mill, draws buyers priced out of Charlotte.
Along the coast, North Charleston, Summerville, Goose Creek, Myrtle Beach, Conway and Beaufort have higher prices and higher insurance costs. Flood zones and wind deductibles belong in the budget before you make an offer.
South Carolina forecloses through the courts. Sales are usually run by the county Master-in-Equity, often on a set day each month, and winning bidders typically post a deposit right away and pay the balance within a short window. Order title work before you bid, and confirm whether a deficiency bidding period applies to the sale.
South Carolina is an attorney-closing state, so a real estate attorney supervises the closing. The state and county deed recording fee is customarily paid by the seller, which matters on your exit. Confirm current fees with your closing attorney.
Residential builders and specialty contractors are licensed through the state Department of Labor, Licensing and Regulation, and most cities and counties require building permits for structural, electrical, plumbing and HVAC work. Ask each contractor for their state license and keep permit records for your buyer or appraiser.
Property taxes are a hidden cost for investors. A primary residence is taxed at a 4% assessment ratio, while a rental or other investment property is taxed at 6%, so the bill on a home you buy from an owner-occupant can rise. Budget holding costs on the investor ratio and confirm with the county assessor.
This example is illustrative and not a quote. An investor buys a dated mill house on Greenville's west side for $185,000 and budgets $70,000 for a roof, HVAC, electrical, kitchen, baths and paint. Total project cost is $255,000. With the loan sized at 90% of cost, the loan is $229,000 and the investor covers $26,000 of the cost.
The estimated interest-only payment is about $1,956 a month, or $11,736 over a 6-month project. Add about $2,700 in taxes at the 6% investor assessment ratio, insurance and utilities during the hold and $5,500 in purchase closing costs, and the investor has about $45,936 in the deal. The interest figure assumes the full loan is out the whole time; rehab funds paid in draws would lower it.
The finished home sells for $365,000. With about 7% of the price going to commissions, the deed recording fee and other closing costs ($25,550), the estimated profit is about $64,514 before income taxes.
| Item | Amount |
|---|---|
| Purchase price | $185,000 |
| Rehab budget | $70,000 |
| Total project cost | $255,000 |
| Loan at 90% of cost | $229,000 |
| Investor share of cost | $26,000 |
| Estimated interest-only payment | $1,956 a month |
| Interest over 6 months | $11,736 |
| Other holding costs | $2,700 |
| Purchase closing costs | $5,500 |
| Total cash in the deal | $45,936 |
| Sale price | $365,000 |
| Selling costs (about 7%) | $25,550 |
| Estimated profit | $64,514 |
Many Upstate and Midlands flips make good rentals, especially near hospitals, universities and Fort Jackson. A DSCR loan qualifies on the lease, not your tax returns, and can repay the short-term loan with LLC borrowers as standard.
On the coast, check insurance quotes before you decide to hold. A higher wind or flood premium lowers the DSCR, and can make selling the better exit.
Ask the same questions of every South Carolina lender, in writing, before you sign a contract that depends on financing.
How LendingStreet answers: up to 90% loan-to-cost and up to 100% of rehab on some programs; as little as 10 days to close; LLC borrowing is standard; $150,000 to $5M+ in loan size; and a DSCR refinance with a 1.0x standard minimum, 620 minimum credit, up to 75% LTV on cash-out and up to 80% on rate-and-term on some programs, with seasoning that varies by program. Questions? Call (877) 298-1001.
Send the address, contract price, scope of work and target closing date. If you might keep it, add the expected rent so we can show the DSCR refinance too. Use the form below or call (877) 298-1001.
LendingStreet is our top pick for South Carolina investors. We close in as little as 10 days, lend up to 90% of cost with up to 100% of rehab on some programs, and offer a 30-year DSCR rental loan when you decide to keep the property.
Yes. We lend statewide in South Carolina and in every other state and DC, on business-purpose loans for non-owner-occupied investment property. Call (877) 298-1001 or use the form below.
Foreclosures go through the courts, and sales are commonly run by the county Master-in-Equity. Bidders usually post a deposit on the day and pay the balance soon after. Some sales stay open for a short upset bidding period, so confirm the rules for your county.
Investment property is assessed at 6% of value instead of the 4% ratio for a primary residence. When you buy from an owner-occupant, the next bill can be higher. Check with the county assessor.
Yes. South Carolina closings are supervised by an attorney, who handles title, the deed and the closing statement.
Either sell the property or refinance into a long-term DSCR rental loan. LendingStreet offers both the short-term loan and the DSCR refinance.
No. Every LendingStreet loan is a business-purpose loan on non-owner-occupied investment property.
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