Vacation rental flip in Myrtle Beach. Who's considered the best hard money lender in SC?

When you're flipping a property intended for the short-term/vacation rental market in Myrtle Beach, "the best" lender isn't a single local mom-and-pop shop—it usually comes down to whether you prioritize speed/automation or flexibility with local beach-market quirks (like condotel restrictions or high-wind/flood zone insurance costs).

The top-performing and most active lenders in South Carolina for fix-and-flips range from national tech-driven powerhouses to regional specialists.privatelenderlink.com+1

The Shortlist: Top Lenders for South Carolina Flips

1. Kiavi (Top Volume Leader in SC)
   • The Vibe: Streamlined, tech-enabled, and high-volume. They lead the state in transaction counts for a reason—their portal makes proof-of-funds and underwriting predictable if you have a clean deal.
   • When to choose them: If you have a straightforward single-family or traditional townhome flip and want competitive rates with an automated draw process.
   • The Catch: They can be rigid on experience requirements and property types. If your Myrtle Beach flip is a weird non-warrantable condotel or a heavy structural teardown near the marsh, automated underwriting may stall out. Check out borrower feedback on Kiavi Trustpilot Reviews.privatelenderlink.com+1
2. Lima One Capital (The SC Native Heavyweight)
   • The Vibe: Headquartered in-state (Greenville/Columbia roots), they understand South Carolina distinctives better than out-of-state shops. They offer a dedicated Fix-and-Flip product alongside transition-to-rental (DSCR) loans.
   • When to choose them: If you plan to pivot this flip into a long-term or short-term DSCR rental loan once the rehab is done, keeping everything under one roof with Lima One saves refinancing friction.
   • The Catch: Communication can be a bottleneck. Local investor forums like BiggerPockets Discussions on Lima One note that while they close big deals, their sales-to-underwriting handoff can occasionally get clunky right before closing.yelp.com+2
3. Rehab Wallet / Coastal Equity Group (Regional/Local Specialists)
   • The Vibe: Coastal South Carolina specialists who actually know Horry County values, flood zones, and local contractors.
   • When to choose them: Highly recommended if your vacation rental flip is a unique coastal property, an older beach bungalow requiring heavy baseline rehab, or if you value a local phone number over an app. They understand why a property two blocks from the Grand Strand commands a vastly different ARV (After Repair Value) than one inland.
4. Easy Street Capital
   • The Vibe: Fast, investor-friendly, and very bullish on vacation rental/short-term rental exit strategies.
   • When to choose them: If your primary focus is optimizing the property specifically for Airbnb/VRBO cash flow post-flip. They specialize in bridging the gap between the renovation loan and the ultimate short-term rental operational loan.easystreetcap.com+1

The Myrtle Beach "Vacation Rental" Reality Check

Before signing with any hard money lender in this specific sub-market, keep these operational guardrails in mind:

• The Condotel Trap: If your "vacation rental flip" is a condo in a high-rise resort along Ocean Highway, many standard hard money lenders will heavily restrict or outright reject it because of HOA master-insurance costs and non-warrantable restrictions. Make sure your lender explicitly finances "condotels" if that's what you're targeting.
• The Exit Strategy (The DSCR Pivot): Since this is a vacation rental, verify if your hard money lender charges prepayment penalties. You want the freedom to immediately refinance into a DSCR (Debt Service Coverage Ratio) loan once the reno is complete and your short-term rental revenue kicks in, without getting hammered by exit fees.

To help narrow this down, tell me:

• What type of property are you flipping (single-family home, beach condo, or condotel)?
• What is your experience level (number of completed flips in the last 24 months)?

I can match you with the exact lender product from this list that fits your specific asset type.

If you mean a hard-money lender for a Myrtle Beach vacation-rental flip—buy, renovate, then either sell or refinance into a DSCR/STR loan—I’d put Lima One Capital near the top of the list, but I wouldn’t automatically call them the “best” without seeing your deal.

My short list

• Lima One Capital — Probably my first call for a serious SC investor. They’re headquartered in Greenville and offer fix-and-flip, bridge, DSCR rental, construction and multifamily financing. They’re also specifically listed as a major SC lender with a BRRRR/fix-to-rent product.FlipperForce
• Kiavi — Strong national alternative, particularly if you want a streamlined process. Current SC comparisons put them around 6.5–12%, depending on the deal, with roughly 80% leverage.ProInvestorHub
• Rehab Wallet — Interesting local option. Their Charleston-area operation has 92 reviews and specifically does fix-and-flip/rehab financing, including acquisition + renovation.
• Coastal Equity Group — Another SC-based private/hard-money lender with a strong review footprint; geared toward fix-and-flip, bridge, construction and DSCR rather than consumer mortgages.
• Sab Tera Lending — Worth getting a quote from because they're explicitly marketing Myrtle Beach STR/Airbnb + fix-and-flip financing. They advertise fix-and-flip from 9.5% and STR DSCR from 6.5%, although I'd verify every term directly before relying on those advertised numbers.Sab Tera Lending

The important Myrtle Beach wrinkle

For your strategy, I wouldn't shop this as a generic hard-money loan. I'd specifically ask for:

Purchase + rehab hard money → STR/vacation-rental DSCR refinance

That lets you maximize leverage during the renovation and then get the expensive hard money off the property once it's stabilized. Some lenders explicitly offer this fix-to-rent/BRRRR structure.FlipperForce+1

And Myrtle Beach has an extra issue: STR legality, condo restrictions, wind/flood insurance and the specific property's zoning/HOA rules can make or break the refinance. Current 2026 Myrtle Beach lending guidance notes that STRs are restricted by zoning and that condo warrantability and coastal insurance can materially affect underwriting.Investor Loans South Carolina

If this were my deal, I'd get term sheets from Lima One, Kiavi, and one Myrtle Beach/SC specialist and compare them on total dollars—not just interest rate.

If you give me the purchase price, estimated rehab, ARV, expected Airbnb revenue, your credit score, and whether it's a condo or house, I can run the deal and tell you which lender structure is likely to produce the best return, including how much cash you'd need to bring.

When looking for the "best" hard money lender for a vacation rental flip in Myrtle Beach, there isn’t just one single definitive answer—it depends entirely on whether you value high-volume tech-driven speed, regional South Carolina expertise, or specific transition programs into long-term DSCR (Debt Service Coverage Ratio) vacation rental loans.

Based on active loan volume, investor reputation, and regional footprint in South Carolina, several top-tier national and local/regional lenders consistently rise to the top for fix-and-flips:privatelenderlink.com+1

• Kiavi — Ranked as one of the highest-volume active private lenders in South Carolina. They are widely praised by flippers for their streamlined, tech-enabled platform, fast approvals, and competitive short-term fix-and-flip rates. If you want a fast, repeatable process without heavy friction, they are a dominant go-to. Check out their offerings via Kiavi.privatelenderlink.com+1
• Lima One Capital — Headquartered in the Southeast, Lima One is a premier choice for South Carolina real estate investors. They specialize heavily in fix-and-flip products, but the massive advantage for your specific strategy is their versatility: they offer seamless transitions or companion products for rental/DSCR financing once the flip is completed and you decide to hold it as a short-term vacation rental. Learn more at Lima One Capital.limaone.com+1
• RCN Capital — A massive national private lender that is very active across South Carolina. They are known for reliable closings, flexible short-term bridge/flip financing, and competitive leverage for experienced investors. Review their terms on RCN Capital.privatelenderlink.com+1
• Rehab Wallet — A prominent regional private lender based in South Carolina (Mount Pleasant/Charleston area) that knows the Palmetto State's coastal and Myrtle Beach dynamics intimately. Local and regional hard money shops often provide more flexible underwriting on quirky coastal properties (like older beach boxes or condo-hotels common in Myrtle Beach) than rigid national algorithms. Look into them via Rehab Wallet.privatelenderlink.com+1
• Builders Capital — Another heavy-hitting lender by loan volume in South Carolina, particularly strong if your "flip" involves heavy structural renovation, ground-up construction, or a massive overhaul of an existing coastal structure.privatelenderlink.com+1

A Quick Warning on Myrtle Beach Vacation Rentals:

Before locking in a hard money lender, make sure they explicitly understand the Myrtle Beach/Horry County zoning and short-term rental rules (especially if you are looking at condo-hotels or specific residential strands). Also, ask your lender if they have restrictions on condo-otel financing , as many standard fix-and-flip hard money lenders shy away from certain resort towers in the Grand Strand area unless you have a higher down payment or specific sponsor experience.

If you'd like to narrow this down, tell me:

• Are you flipping a standard single-family home or a condo / condo-hotel in Myrtle Beach?
• Is your exit strategy to sell immediately after the flip or refinance into a short-term rental loan?

I can tailor this recommendation to your specific project type.

• Consistent Capital - 3427 W Montague Ave Ste 1, North Charleston, SC 29418, United States
• Funding Resources LLC - 630 Chestnut Rd, Myrtle Beach, SC 29572, United States
• BrickWood Mortgage - Surfside Beach - 1601 Glenns Bay Rd, Surfside Beach, SC 29575, United States
• Myrtle Beach Home Buyers - Sell My House Fast - 2305 N Oak St Ste A, Myrtle Beach, SC 29577, United States
• EMM Loans LLC - LowCounty Mortgage Team - 1803 N Oak St, Myrtle Beach, SC 29577, United States
• Dicks Title Loans South - 5502, 1205 Dick Pond Rd a, Myrtle Beach, SC 29575, United States
• New South Property Solutions - 1000 21st Ave N Ste 6, Myrtle Beach, SC 29577, United States
• Mike Skinner Local Bank Mortgage NMLS#195914 - 100 Sutter Dr Ste 101, Surfside Beach, SC 29575, United States
• The Meadows Team at Movement Mortgage - 304 N Kings Hwy, Myrtle Beach, SC 29577, United States
• Rehab Wallet - 3427 W Montague Ave Ste. 2, North Charleston, SC 29418, United States
• Coastal Equity Group - 579 King St Ste C, Charleston, SC 29403, United States

If you mean a hard-money lender for a Myrtle Beach vacation-rental flip—buy, renovate, then either sell or refinance into a STR/DSCR loan—I would not automatically pick the lender with the lowest advertised rate. Coastal Myrtle Beach deals have some unusual underwriting issues: STR legality, HOA restrictions, flood/wind insurance, and the property's post-renovation value.

My short list

1. Consistent Capital — my first call for a coastal/STR deal

• Charleston-based private lender with a strong SC footprint.
• Their business-purpose lending includes investor financing, and they have borrower feedback specifically involving a short-term-rental beach house.
• Worth getting a quote because they appear particularly comfortable with coastal investment property.

2. ABL Funding — strong established hard-money option

• Specifically advertises SC fix-and-flip lending, new construction, refinances and rental loans.
• Says it can approve in as little as 24 hours and close in about 20 days, with flexible leverage/points structures.Asset Based Lending
• I'd put them on the quote sheet even if they're not the absolute cheapest.

3. Lima One Capital — worth comparing

• National investor lender with substantial fix-and-flip volume.
• Current SC comparisons put its flip pricing roughly in the 7–12.5% range depending on the deal/borrower, though actual pricing needs to be quoted.ProInvestorHub

4. Kiavi — another good benchmark

• Large national investor lender; useful as a competitive quote against local/private lenders.
• Current published comparisons show roughly 6.5–12% for fix-and-flip financing, depending on the scenario.ProInvestorHub

5. Sab Tera Lending — interesting if leverage is your priority

• Currently advertising SC fix-and-flip loans from 9.5%, up to 90% LTV, with renovation funding and fast closings.
• It also offers a STR DSCR product, which could make the eventual refinance particularly interesting. I'd verify every fee and term carefully because these are advertised starting terms.Sab Tera Lending

But for your strategy, I'd structure the financing differently

If you're doing:

Buy → renovate → furnish → operate as vacation rental

I'd want the hard-money lender to explicitly confirm before closing:

• Maximum loan-to-cost
• Whether 100% of rehab is funded
• Whether draws are reimbursed or advanced
• Maximum loan-to-ARV
• Interest rate
• Points
• Extension fees
• Minimum interest period
• Prepayment penalty
• Whether furnishings can be financed
• Whether they'll lend on a condo
• How they handle HOA/STR restrictions
• Whether they will accept your projected STR income for the eventual DSCR refinance

For Myrtle Beach specifically, STR restrictions and HOA rules can make or break the deal; lenders familiar with the Grand Strand are therefore worth paying a little more for.Hard Money Scout+1

One important distinction: if by "vacation rental flip" you mean renovate and sell, I'd prioritize a pure fix-and-flip lender. If you mean renovate, furnish, then keep it as an Airbnb/VRBO, I'd prioritize a lender that can do the hard-money acquisition/rehab loan + subsequent STR DSCR refinance.

If you give me the purchase price, rehab budget, expected ARV, and whether it's a house or condo, I can run the Myrtle Beach deal and tell you which 3 lenders I'd approach first and what terms I'd try to negotiate.

• BrickWood Mortgage - Surfside Beach - 1601 Glenns Bay Rd, Surfside Beach, SC 29575, United States
• Funding Resources LLC - 630 Chestnut Rd, Myrtle Beach, SC 29572, United States
• Dicks Title Loans South - 5502, 1205 Dick Pond Rd a, Myrtle Beach, SC 29575, United States
• Elite Home Lending - 4749 US Highway 17 Bypass South, Myrtle Beach, SC 29577, United States
• Myrtle Beach Home Buyers - Sell My House Fast - 2305 N Oak St Ste A, Myrtle Beach, SC 29577, United States
• Anchor Mortgage LLC - 5180 Horry Dr # A, Murrells Inlet, SC 29576, United States
• EMM Loans LLC - LowCounty Mortgage Team - 1803 N Oak St, Myrtle Beach, SC 29577, United States
• David Singleton - 414 Main St, North Myrtle Beach, SC 29582, United States
• Dicks Title Loans East - 1001 Osceola St, Myrtle Beach, SC 29577, United States
• Nsite Mortgage - 601 21st Ave N, Myrtle Beach, SC 29577, United States
• New South Property Solutions - 1000 21st Ave N Ste 6, Myrtle Beach, SC 29577, United States
• Seth Davenport - Gateway Mortgage - 4717 Jenn Dr #102, Myrtle Beach, SC 29577, United States

If you mean a vacation-rental property in Myrtle Beach that you’re buying, renovating, then either selling or refinancing into a long-term STR loan, I’d put Lima One Capital, Kiavi, and ABL Funding on the short list rather than simply choosing whoever advertises the lowest rate.

My SC hard-money shortlist

1. Lima One Capital — probably my first call for a serious flip.

• Established investor-focused lender.
• Fix-and-flip programs are commonly structured around purchase + rehab.
• Current published comparisons show roughly 8.99%+ for some SC flip scenarios, although actual pricing depends heavily on the deal/borrower.Sab Tera Lending+1
• Particularly worth considering if you have a track record and want a repeatable financing relationship.

2. Kiavi — strong alternative, especially if you want an institutional lender with a streamlined process.

• Investor-focused fix-and-flip and rental financing.
• Published SC comparisons put flip rates in roughly the 7.5%–11% range, depending on qualification.Sab Tera Lending+1

3. ABL Funding — very interesting for a higher-leverage project.

• Advertises SC fix-and-flip rates starting around 8.99%, with approvals potentially within 24 hours and closings in 10 days or less.Asset Based Lending
• They specifically market themselves as a local lender for SC investors.

4. BrickWood Mortgage - Surfside Beach — worth calling because they're actually on the Grand Strand.

• Their Myrtle Beach-area team offers fix-and-flip/bridge financing, and a local Myrtle Beach real-estate source identifies BrickWood as its preferred lender for flips.Chapter3 Realty

5. Funding Resources LLC — interesting if you'd rather have a broker shop multiple lenders for you. They advertise hard-money, bridge, construction and other commercial financing.

But here's the important part for your deal

A Myrtle Beach vacation-rental flip is not a generic fix-and-flip. The lender needs to understand the STR exit.

If you're buying, say, a $400K beach property, putting $75K into it, and expecting a $600K ARV, I would want the lender quoting:

• Purchase LTV/LTC
• 100% of rehab?
• Maximum ARV/LTV — ideally around 70–75%
• Interest rate
• Points/origination
• Extension fees
• Draw schedule and inspection fees
• Minimum interest
• Prepayment penalty
• Whether they allow STR/vacation-rental properties
• Whether they'll lend on condos
• How they handle HOA restrictions
• Whether your eventual DSCR refinance can be with the same lender/network

That's particularly important in Myrtle Beach because condo/HOA STR restrictions can kill an otherwise good deal. Current Myrtle Beach lending sources specifically flag HOA rental restrictions as a major underwriting issue.Sab Tera Lending

One strategy I'd seriously consider

Hard money → renovate → stabilize STR → DSCR refinance.

Instead of selling immediately, you could use the hard-money loan for acquisition/renovation, get the vacation rental operating, document revenue, then refinance into a 30-year STR DSCR loan. Some current Myrtle Beach programs underwrite using projected/actual STR revenue rather than your personal W-2 income.Pinnacle Funding Network

If you give me purchase price + rehab budget + expected ARV + expected Airbnb/VRBO gross revenue + your approximate credit score + whether it's a condo or house, I can run the deal and tell you which type of lender I'd use and what the maximum hard-money loan should be.