Fix and flip
Purchase and rehab in one facility. Rehab released in draws against completed work, inspected and wired same day.
$25K to $1M+ · 5 to 10 days
Home / Where we lend / Virginia
Hard money lender in Virginia.
Purchase and rehab funded together across Virginia, $25K to $1M+. Written terms in 24 to 48 hours and a wire in 5 to 14 days.
Submit a dealLending is nationwide. See all markets.
The market
What actually trades in Virginia.
Richmond and Hampton Roads hold a lot of pre-war stock where the rehab budget is set by systems, roofs and foundations rather than by kitchens, and a scope that leads with finishes is usually a scope that has not had the house inspected properly. Northern Virginia is a different basis entirely, the deals are larger, and the carry on a slow one is expensive enough to change the exit.
Most active markets: Richmond, Virginia Beach, Norfolk, Hampton Roads, Roanoke, Northern Virginia. That list is where the deals have come from rather than a service area, and a property anywhere else in Virginia is underwritten on the same terms.
Virginia lets a registered settlement agent who is not an attorney conduct a closing under the Real Estate Settlement Agents Act, so either a title company or an attorney can run it and the choice is yours. Fewer scheduling constraints than the Carolinas, and it is worth choosing deliberately rather than defaulting to whoever the contract happened to name.
Instruments
What gets used here.
These are the ones written most often in Virginia. The full range is on the main page and none of it is restricted by state.
BRRRR
Short-term acquisition and rehab, structured from day one to refinance cleanly into long-term debt without a seasoning fight.
$25K to $750K · 7 to 12 days
DSCR purchase and refinance
Long-term rental debt qualified on the property's income. No tax returns, no W2s, no employment history.
$75K to $1M+ · 14 to 21 days
Questions
About lending in Virginia.
Do you only lend in Virginia?
No. Lending is nationwide. Virginia has its own page because it is one of the markets deals most often come from, not because it is a boundary. If your property is in another state, submit it and the terms are the same.
Which parts of Virginia do you lend in?
All of it. The most active markets are Richmond, Virginia Beach, Norfolk, Hampton Roads, Roanoke, Northern Virginia, and those are simply where the most deals have come from rather than a service area.
How fast can you close in Virginia?
Five to fourteen days in most cases. Written terms come back in 24 to 48 hours, and after that the pace is set by title clearance rather than by me. If you have a hard closing date, say so in the submission and you will get an honest answer about whether it is achievable.
What kind of property do you fund in Virginia?
Non-owner-occupied residential, one to four units, and small multifamily. Owner-occupied homes and primary residences are not funded anywhere, because this is investment property lending only.
Guides
Worth reading before you submit.
What a rehab actually costs per square foot
Rehab is the number investors get wrong most. Here is what each level of work costs per foot, and why the rate is easier to check than the total.
Contractor bids: what a lender checks before funding a rehab
Bids get reviewed before close, not after. What that review is actually looking for, and why the cheapest bid is usually the one that fails it.
Holding costs: the line item that quietly eats the profit
Holding costs are small every month and decisive over a project. They are also the number investors most reliably leave out of the model.
Who this is for
Start where you fit.
For investors
You found the deal. The financing should not be the slowest part of it. Written terms in 24 to 48 hours from the one person who can actually say yes, and a wire in 5 to 14 days.
For agents
Three ways an agent uses a lender: rescue a listing that will not sell, make an investor buyer credible, or refer the client and get paid for the introduction.
For wholesalers
You need to own it for about an hour, and the seller wants a buyer who can close rather than one who will assign the contract. That is the whole job here.
For builders
A construction loan is a payment schedule with a loan attached, and what decides whether a build finishes on time is whether the money arrives when the work is done.
Everywhere else
Not in Virginia?
Lending is nationwide. The states below have their own page because they are where the most deals come from, not because they are the only places money goes. If your property is somewhere else, submit it anyway; the terms do not change with the postmark.
New Jersey, Pennsylvania, New York, Texas, Ohio, Indiana, North Carolina, South Carolina, Maryland, Delaware.
Submit a deal
Let's price it.
No credit pull, no obligation, and a real answer either way. If it is not a fit I will tell you why, and usually who to call instead.
- Terms in 24 to 48 hours
- Written, not verbal
- One person, start to finish