Hard money lenders in Virginia fund on the asset, not the borrower’s tax return — fast, short-term, business-purpose capital for acquisitions that conventional lenders can’t move on in time. Virginia investors use it for auctions, estates, BRRRR starts, and bridge situations across Richmond, Roanoke, and Hampton Roads (Norfolk/Virginia Beach).
What Virginia investors use hard money for
- Distressed / non-warrantable assets a conventional lender will not touch
- Estate and probate acquisitions in Richmond that need certainty of funds
- Auction and trustee-sale buys — close on the courthouse timeline, not a 45-day bank clock
- BRRRR starts — acquire and rehab, then exit to Virginia DSCR
Why speed matters here: Virginia foreclosure is non-judicial — deed-of-trust foreclosure is fast — strong for acquisitions. Cash-like certainty wins these deals against slower conventional offers.
Virginia hard money terms (2026)
| Term | Virginia range |
|---|---|
| Leverage | Up to ~90% of purchase + rehab, capped to ARV |
| Rate | Interest-only, ~10%–13% + points |
| Term | 6–18 months |
| Close | As fast as 7–14 days |
| Basis | Asset-based; $295,000 – $450,000 typical ARV |
Virginia metros we fund
| Metro | Typical basis | Rent band | On-the-ground notes |
|---|---|---|---|
| Richmond | $280K–$420K | $1,700–$2,300 | BRRRR acquisition + rehab then DSCR refi within 90 days |
| Roanoke | $200K–$300K | $1,300–$1,750 | lower-basis value-add |
| Hampton Roads (Norfolk/Virginia Beach) | $280K–$400K | $1,700–$2,250 | Navy demand; flood-zone diligence |
Virginia levies state income tax (~2%–5.75%); structure the hold or flip exit with that in mind.
Diligence before you fund in Virginia
Virginia carries specific physical-risk lines you must price before close:
- Coastal flood/wind in Hampton Roads
- Older stock near the DC line
What we need to issue a Virginia term sheet
- Proof of funds for down payment and reserves
- A credible exit — resale comps or projected rent
- Entity documents (LLC operating agreement, EIN) for vesting
- Scope of work and rehab budget
- Comps or a desktop valuation toward ARV
Clean documents on these points are what compress a Virginia closing to days, not weeks.
Recent Virginia deal
Richmond BRRRR funded acquisition + rehab, then DSCR refi within 90 days. Asset and exit drove the approval — not a personal income file.
Define the exit before you borrow
Hard money is a bridge, not a destination. In Virginia that means one of two exits:
- Resale — finish and sell via fix and flip loans Virginia economics
- Refinance — stabilize and hold with a Virginia DSCR loan
Virginia SCC Bureau of Financial Institutions regulates mortgage entities.
Virginia hard money FAQ
How fast can a Virginia hard money loan close?
With clear title and a workable scope, Virginia deals can fund in roughly 7–14 days — fast enough for Richmond auction and estate deadlines.
What leverage do Virginia hard money lenders offer?
Commonly up to ~90% of purchase plus rehab, capped against ARV (often the $295,000 – $450,000 band in Virginia). Pricing reflects speed and asset risk, not your credit score alone.
What is the exit on a Virginia hard money loan?
Either resale via fix and flip, or refinance into a Virginia DSCR loan on stabilized rent. Define the exit before you fund.
Get Your Virginia Hard Money Quote · (833) 264-7776
Rates, terms and conditions offered only to qualified borrowers and are subject to change at any time without notice. All loans are subject to full underwriting. Jaken Finance Group only finances non-owner occupied investment properties.