Low Tide Lending

Low Tide Lending 🏠Creative financing solutions for REI
đź“ŤServing the Carolinas and greater Savannah, GA area
âś…Veteran-owned

Low Tide Private Lending is a direct lender that was established in 2018 to provide time sensitive, creative, short term financing to builders, developers, and real estate investors. Our mission is to be a local, reliable, hard-working, and responsive lender. We strive to be a presence in the local market-place and more than just an online application. With a combined 20+ years experience with har

d money lending, we have abundance of knowledge and resources to help our borrowers and investors succeed. We are based out of Charleston, South Carolina and have the ability to support lending opportunities throughout the entire state of South Carolina. Our goal is to be more than just a lender we want to be a trusted partner. We work hard to establish long lasting relationships by earning the trust of our clients. We will respond quickly when needed and will always be transparent, honest, and ethical in all stages of the lending process.

đźš©Your lender should never be the last person to know about a problem.Construction delay?Budget getting blown?Contractor ...
08/18/2026

đźš©Your lender should never be the last person to know about a problem.

Construction delay?
Budget getting blown?
Contractor issue?
Change order you didn’t expect?

Pick up the phone.

The worst thing you can do is wait until the problem has become a crisis to tell your lender.

A good relationship lender doesn’t expect every project to go perfectly. Things happen.

What matters is communication.

The earlier we know what’s happening, the more options we may have to help you work through it.

Your lender shouldn’t just be the person who wires your loan at closing.

They should be your partner throughout the project.

A big projected profit doesn’t automatically mean it’s a good deal.Experienced investors look beyond the profit and ask:...
08/11/2026

A big projected profit doesn’t automatically mean it’s a good deal.

Experienced investors look beyond the profit and ask:

➡️How much cash am I tying up?
➡️What if rehab runs over budget?
➡️What if the ARV comes in low?
➡️What if it takes longer to sell?

The real question isn’t “How much can I make?”

It’s “Does this deal still work if something goes wrong?”

đź’ˇInsider tip: Run your numbers based on the worst reasonable scenario, not the best-case scenario.

Because the best flips aren’t always the ones with the biggest projected profit. They’re the ones that can survive the u expected.

How much profit is enough?We hear this all the time:“I won’t do a flip unless I’m making $100K.”Meanwhile, another inves...
08/04/2026

How much profit is enough?

We hear this all the time:

“I won’t do a flip unless I’m making $100K.”

Meanwhile, another investor is perfectly happy making $20K.

So, who’s right?

Neither. And both.

There isn’t a magic dollar amount that makes a flip “worth it.” What matters is what you’re putting in to make that profit.

A $20K profit might be a great deal if:
➡️ You only invested $40K of your own cash
➡️ The project takes 3 months
➡️ The rehab is straightforward
➡️ The risk is relatively low

But a $100K projected profit might not be nearly as attractive if:
➡️ You’re tying up $300K+
➡️ The project takes 12 months
➡️ There’s significant construction risk
➡️ Your timeline or exit is uncertain

Instead of asking:

“How much money will I make?”

Ask:

“How much money am I making relative to the money, time, and risk I’m taking on?”

That’s a much better way to evaluate a flip.

Because sometimes a $20K deal is a home run.
And sometimes a $100K deal isn’t worth the headache.

đź“Š Run the numbers. Know your risk. Decide what return makes sense for YOU.

One question we hear often is:“If you lend up to 75% LTV, why isn’t every loan approved at 75%?”The answer is that two l...
07/28/2026

One question we hear often is:

“If you lend up to 75% LTV, why isn’t every loan approved at 75%?”

The answer is that two leverage limits work together:

🏡 Loan-to-Value (LTV) - the percentage of the property’s value we’re willing to lend.

💰 Loan-to-Cost (LTC) - the percentage of your total project cost (purchase + rehab) that we’ll finance.

At Low Tide Lending :

✔️ Experienced repeat borrowers may qualify for up to 75% LTV or 100% LTC.

✔️ Experienced first-time borrowers typically qualify for up to 70% LTV, with financing based on the strength of the deal.

The important thing to remember is that a loan must meet both guidelines—not just one.

For example, a project might qualify at 75% LTV, but if that loan exceeds 100% of your total project cost, we’ll cap the loan at 100% LTC instead.

Likewise, if 100% of your project cost is well below the maximum LTV, your loan may be limited by LTC rather than LTV.

These guidelines aren’t just there to protect the lender—they’re designed to help investors avoid becoming over leveraged. Maintaining equity in a project provides a cushion if renovations take longer than expected, costs increase, or the market shifts.

Every deal is different, which is why we review each project individually to determine the financing that makes the most sense for both the investor and the property.

Cute as a clam! 🪸There are some projects that we get to fund that are such a joy to watch come to life…and this one was ...
07/17/2026

Cute as a clam! 🪸

There are some projects that we get to fund that are such a joy to watch come to life…and this one was definitely not the exception. Absolutely gorgeous renovation! 👏

07/14/2026

Before your contractor swings the first hammer, take photos and videos of every room.

Why?
✔️Better before-and-after content for marketing
✔️Documentation for insurance issues
✔️Helps track progress and change orders
✔️Great content for social media and future investors

The projects that get documented are the ones that help build your brand.

07/07/2026

Not every deal is a deal. Patience is a virtue my friends. Now get out there and enjoy the hunt!

Whether you’re planning to flip or hold a property, the deal should make sense based on today’s numbers, not future appr...
06/30/2026

Whether you’re planning to flip or hold a property, the deal should make sense based on today’s numbers, not future appreciation.

Ask yourself:

✔️Are my renovation costs realistic?
✔️Is my ARV or rental income supported by comparable properties?
✔️Have I built in a cushion for unexpected expenses?
✔️Does the deal still work if the market cools?

Successful investors don’t reply on perfect market conditions, they rely on solid underwriting and disciplined deal analysis.

Swipe ➡️ to see this transformation! Thoughtful, practical updates were made to this Aiken cutie!
06/19/2026

Swipe ➡️ to see this transformation! Thoughtful, practical updates were made to this Aiken cutie!

06/16/2026

The best time to talk to a lender is BEFORE you find the deal.

Having your financing lined up ahead of time helps you move faster, make stronger offers, and avoid surprises once you’re under contract.

Speed and preparation matter in this market. 🔑

Address

835 Savannah Highway #207
Charleston, SC
29407

Opening Hours

Monday 8am - 6pm
Tuesday 8am - 6pm
Wednesday 8am - 6pm
Thursday 8am - 6pm
Friday 8am - 6pm

Telephone

+18438331595

Website

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