🏗️ Renovation & Rehab Loans for Primary Homes and Investment Properties

Whether you’re a first-time homebuyer fixing up your dream home or an investor flipping distressed properties — The Local Ledger offers rehab financing that fits your goals and timeline.

With options for primary residences, second homes, and investment properties, our renovation loans cover both purchase and rehab costs in one convenient mortgage. We’ll guide you through budgeting, contractor bids, and navigating renovation timelines — from preapproval to final draw.

🔧 Rehab Loan Options We Offer

🏡 FHA 203(k) Renovation Loan (Primary Residence)

The FHA 203(k) loan allows buyers to purchase a home and roll in the cost of repairs and improvements — all with just 3.5% down.

• Standard: Up to $75,000+ in structural or major repairs
• Limited: Up to $35,000 for non-structural upgrades
• Ideal for older homes that need kitchens, roofs, HVAC, or cosmetic updates
• Can also be used for refinancing your current home and remodeling

Perfect for: First-time buyers, VA buyers using joint programs, and homeowners staying put but needing updates.

🏦 Conventional Renovation Loans (HomeStyle®)

This Fannie Mae-backed loan works like a 203(k) but with higher limits, fewer restrictions, and broader property types.

• Primary, second homes, and investment properties allowed
• Luxury upgrades (pools, landscaping, etc.) may be eligible
• Can be used for 1–4 unit properties, condos, and manufactured homes
• Great for borrowers with stronger credit or larger budgets

Perfect for: Primary homeowners or investors buying homes that need modernizing before occupancy or listing.

🔁 Fix & Flip Loans (Investor Only)

For real estate investors needing short-term capital to buy, rehab, and resell properties for profit.

• Up to 90% of purchase price and 100% of rehab budget
• No income documentation required
• Interest-only payments during construction
• Close in as little as 7–10 days

Perfect for: Investors targeting distressed homes in fast-moving markets.

🔁 Bridge-to-Rent Loans (Flip & Hold)

Start with a short-term rehab loan, then refinance into a long-term rental mortgage once the work is complete — no six-month wait required.

• Works with DSCR refinance or traditional 30-year investment loans
• No income docs required for refinance phase (if DSCR-qualified)
• Improves ROI for BRRRR (Buy, Rehab, Rent, Refinance, Repeat) investors

Perfect for: Investors rehabbing for long-term rental income, including short-term vacation rentals.

📍 Where These Loans Work Best

• Primary Homes: FHA and HomeStyle loans available in Charleston, Summerville, Myrtle Beach, Charlotte, Raleigh, and more
• Investment Properties: Available for flips, long-term rentals, and STRs across SC, NC, and FL

💡 What Can Be Renovated?

• Bathrooms and kitchens
• Flooring, roofing, HVAC, plumbing, electrical
• Structural work and foundation repair (203k Standard only)
• Energy efficiency improvements
• Outdoor living upgrades, pools (HomeStyle only)

🎯 Why Choose The Local Ledger?

We aren’t just loan officers — we’re renovation loan experts who understand construction timelines, contractor rules, and what it takes to close rehab financing efficiently. With Edge Home Finance’s full product menu and our local guidance, you’ll get:

• Multiple renovation loan options under one roof
• Local insight into zoning, permitting, and project budgets
• Flexible investor loan structuring and FHA expertise
• Fast, responsive communication and contractor support

📲 Ready to Get Started?

Whether you’re buying a fixer-upper or financing a major upgrade, our team is ready to guide you through it — with fast approvals, reliable advice, and a clear path to completion.

Call or text: 843-640-1820
Apply here: Start My Renovation Loan