We are a family-run business based out of Richmond, VA that lend on fix and flip, new construction, BRRRRs, and small multi-family properties in the state of Virginia. We have been in business for 15+ years, funded over 2,000 deals, and have had a front row seat on every one of these deals. We have seen first-hand where other deals have gone wrong. We regularly meet with investors at job sites and can become a valuable extension of your team by offering construction and design ideas, advice for how to properly manage contractors, advice about investing in various neighborhoods, and strategies for deal acquisitions and the sale/refinancing of finished houses. We are able to give more of our time to investors to help them achieve their goals and ensure their success.

Investors also choose to do business with us because we are easy to work with, we can review and approve your deal quickly, and we can close fast. We offer flexible options but we generally do not charge loan origination points, no loan application fee, no appraisal fee, no draw inspection fee, no junk fees period. Additionally, we do not have monthly payments. We are not owed anything at all until you term or you sell or refinance the property. We only charge a flat fee at the very end.

We typically fund residential fix and flip properties, new construction, BRRRR properties, small commercial projects, land development, bridge loans and mezzanine financing. If you have a different type of deal that you would like us to finance, please give us a call to discuss your project.

Call us to discuss specific rates. But generally, we prefer loans with a term of less than one year in length.

We offer many creative options, but we generally DO NOT charge any “application” or other junk fees, NO up front points, and NO monthly payments. We are paid at the end just like you are.

Hard money lenders provide funding much faster, typically in a matter of days, not weeks or months. We also have fewer requirements. We are asset-based lenders that focus on collateral, while banks require strong collateral, cash flow, credit history and other financial statements.

In our experience, even real estate investors with strong finances and access to bank financing choose hard money loans for many reasons. This includes situations that: require fast closing; require a cash offer; present a great investment opportunity but there is insufficient strength to get a bank loan; a bank line of credit is not large enough; the property is in poor condition and wouldn’t qualify for conventional financing. Hard Money Lenders can also get creative with their financing processes allowing real estate investors to tackle certain projects that banks would not normally fund.

We evaluate your deal just like you would. If the numbers make sense and the experience of the borrower exceeds the difficulty of the deal, then it's a deal we will fund. Additionally, we like to work with investors with experience and some working capital.

We loan up to 65%* of the ARV (After Repair Value) on most deals.

Deal Example: $200,000 ARV. $100,000 purchase price. $35,000 estimated repairs. The total cost to complete this project would be $135,000.

Our Loan Amount: For deal with a $200,000 estimated ARV, we would be able to lend $130,000 (65% x ARV).

So if a project requires $135,000 to complete and we are able to lend $130,000, the amount required to bring to closing by the borrower would be the difference ($5,000) plus standard closing costs and insurance costs.

* Will loan up to 70% of the ARV depending on the deal.

We can have your loan approved in a matter of hours if the package of information of what is sent to us is detailed and thorough. See our Submit A Deal page for more information on what we look for to approve deals quickly.

In a world where time is a valuable commodity we guarantee that we will provide quick turn around if you come to us prepared.

We reimburse for work completed and verify work completed through in-person inspections and pictures. Our amount of paperwork needed to request a draw is minimal. We allow investors to be flexible with the order in which items are requested. We also do not mind many draws for a project. We want to be easy to work with so you can focus on managing the renovations of your project.

We suggest that all investors have working capital beyond what was brought to closing to be able to “push the job” and be able to pay for materials and labor promptly during the term of the loan. Additionally, it is advisable to build in reserves for unforeseen expenses during the project.

If you have any further questions about draws, please contact us.

Yes. We can provide both a Pre-Approval Letter and an up-to-date Proof of Funds (POF) statement to help you put more deals under contract!

Click Here to Request a POF