Orangeburg SC Fix and Flip: 90% LTC Hard Money

Orangeburg South Carolina fix and flip deals move when speed beats bank paperwork — and that is exactly what this weekend file looked like: a sponsor with 600 FICO who still needed 90% of total cost funded on a 3–5 business day timeline. Asset-based hard money does not treat a low credit score as an automatic decline when the basis, scope, and exit are clean.

Prefer the dedicated watch page: Watch the video.

What landed in Orangeburg this weekend

The transcript is short because the deal shape is simple:

File detail	This Orangeburg sponsor
Market	Orangeburg, South Carolina
Credit	600 FICO — not a conventional profile
Leverage	90% of total cost (acquisition + rehab on qualified files)
Timeline	3–5 business days to close
Underwriting	Asset-based — property and exit drive approval
Appraisal	No appraisal on this program path
Credit pull	No credit check on select asset-based files

That last line matters for operators who need speed and privacy more than the lowest possible rate. You are trading bank-style diligence for as-fast-as-cash execution when the seller will not wait on a 30-day conventional queue.

Third-party costs still apply: title insurance and homeowners insurance are borrower-paid closing items — they are not rolled into “no doc” marketing. Budget them in cash-to-close before you waive inspection.

Why Orangeburg fits the fix-and-flip lane

Orangeburg County sits in the South Carolina Midlands — lower basis than Charleston or Greenville Upstate premium corridors, with a buyer pool that still clears owner-occupant and investor resale on renovated SFR when ARV is disciplined.

Typical Orangeburg investor band (market-dependent, verify comps on every file):

Metric	Indicative range
As-is acquisition	$85K–$145K SFR
Rehab (cosmetic + mechanical)	$35K–$75K
ARV (post-rehab)	$165K–$235K
Hold time	4–7 months all-in

Orangeburg is not a “name-brand” flip market on national lists — which is why speed and leverage matter more than brand recognition. You win contracts because your proof of funds wires in days, not because you outbid with a higher price.

Statewide context: fix and flip loans South Carolina · hard money lenders South Carolina · SC DSCR exits when you pivot from flip to hold.

90% of total cost — how to model it

Total cost means acquisition plus documented rehab — not acquisition alone. On a simplified Orangeburg file:

Line	Example
Purchase	$98,000
Rehab scope	$52,000
Total cost	$150,000
90% LTC fund	$135,000
Sponsor cash at close	~$15,000 + reserves + third-party fees

Interest is typically IO on the funded balance — every week saved on closing is carry saved. Compare 100% financing structures when sponsor cash is the constraint, not credit.

Run exit math on the fix and flip calculator before LOI. If spread after 8%–10% transaction costs and IO carry falls below your minimum net, the problem is ARV or scope, not whether hard money exists.

No appraisal / no credit check — what that actually means

Marketing language and underwriting reality need separation:

• No appraisal on select asset-based programs means the lender prices off as-is or ARV support you document — three sold comps, scope, and exit plan — not a full third-party appraisal report on every file.
• No credit check on select paths means approval is collateral-first — liquidity, experience, entity docs, and exit still matter. A 600 FICO sponsor can fund; a thin file with no reserves cannot.

You still need:

1. Purchase contract or signed LOI
2. Scope of work + contractor bid (or detailed self-perform plan)
3. Comp packet supporting ARV
4. Entity documents (LLC, operating agreement, EIN)
5. Proof of liquidity for interest reserve and third-party fees

For credit-flexible permanent debt after the flip, see DSCR vs hard money vs conventional.

When this program fits — and when it does not

Fit	Poor fit
Estate sale / off-market needing 10-day close	Heavy structural unknowns without scope contingency
Sponsor with credit event but strong deal	ARV supported only by aspirational comps
Hot contract you lose to slow banks	No exit — “figure it out later” acquisitions
Repeat SC flipper stacking deals	First deal with no reserves and no GC plan

If the property needs foundation, major MEP, or flood-zone remediation, expand scope and timeline before you quote 90% — draw schedules follow inspections, not wish lists.

South Carolina execution checklist

Before you call on an Orangeburg file:

1. Pull three sold comps within 0.5 mi on matching bed/bath — not Charleston peninsula imports
2. Line-item scope with 10% contingency on pre-1970 stock
3. Insurance quote on exact parcel — inland SC is not coastal wind pricing, but still model honestly
4. Title commitment early — heirship and tax liens cluster on distressed acquisitions
5. Exit — flip to O-O buyer vs SC DSCR hold if spread compresses

Compare Upstate velocity in Greenville fix and flip economics and Lowcountry friction in South Carolina neighborhoods flipping 2026.

In this video

• 0:00 — Orangeburg, South Carolina deal intake
• 0:05 — 600 FICO sponsor profile
• 0:08 — 90% of total cost leverage
• 0:10 — 3–5 day closing window
• 0:12 — No appraisal, no credit check — asset-based path
• 0:18 — Speed as competitive advantage in hot contracts
• 0:28 — Title insurance and homeowners insurance as third-party costs
• 0:33 — CTA for active flippers

Full transcript

This one’s in Orangeburg, South Carolina. Just came in this weekend. He’s got a 600 FICO. We’ll still do 90% of the total cost with a 3-5 day closing time frame. No appraisal, no credit check, just asset-based financing with a quick close. If you’re doing these types of deals, you need to close quick. And you don’t want your credit looked at, or you don’t want an appraisal, and you’re in a hot market. Uh it’s basically as fast as cash. Uh title insurance and homeowners insurance are obviously the uh third-party expenses there. So, if you’re doing these type of flips, give us a call.

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Ready to fund your next Orangeburg flip? Submit your deal · Pre-qualify online · (833) 264-7776

Rates, terms and conditions offered only to qualified borrowers and are subject to change at any time without notice. Jaken Finance Group only finances non-owner occupied investment properties.