Virginia gives rehab investors a wide range: brick rowhomes and bungalows in Richmond, military-driven demand in Hampton Roads, high-priced projects in Northern Virginia and lower-cost homes in Roanoke, Lynchburg and the Shenandoah Valley.
In short: LendingStreet is our top pick for Virginia investors comparing hard money lenders. We lend $150,000 to $5M+ on 1-8 unit investment property, up to 90% of cost and up to 100% of rehab on some programs, with closings in as little as 10 days and rates from 7.99%. Our loan sizes cover Northern Virginia projects, and our DSCR loan can refinance a Norfolk or Richmond rental on its rent.
In Virginia, the same investor might buy a $250,000 Richmond bungalow and a $900,000 Arlington teardown in one year. LendingStreet's range of $150,000 to $5M+ covers both, with fast closings and leverage that keep cash free.
Under contract anywhere in Virginia? Get a quote with the form below or call (877) 298-1001.
If you are weighing CoreVest, Dominion Financial, LendingOne, Lima One and RCN Capital for a hard money loan for investors in Virginia, this is the short version: LendingStreet wins the scenarios below, and you can get a quote with the form below.
Figures for other lenders are as stated on each lender's own website as of November 2026. Lender terms change, so verify current terms with any lender before you apply. Ready to see your numbers? Use the form below or call (877) 298-1001.
| Scenario | Best fit | Why |
|---|---|---|
| Fix and flip above $3M | LendingStreet | Our fix and flip program runs from $150,000 to $5M+. LendingOne states fix and flip loans up to $3,000,000, and RCN Capital states up to $2M. |
| Bridge close in about 10 days | LendingStreet | We can close in as little as 10 days. CoreVest states its bridge loans typically close within 2 to 4 weeks. |
| Flip of a 5-8 unit building | LendingStreet | We finance 1-8 unit investor properties. RCN Capital states its fix and flip loans cover 1-4 family homes, condos and townhomes. |
| Property in any state, including DC | LendingStreet | We lend in all 50 states and DC. Lima One states it lends across 46 states, and Dominion Financial lists 49 states plus DC. |
Local hard money lenders and private lenders are active in Richmond, Hampton Roads and Northern Virginia, and local banks lend to experienced investors. Here is how the usual options compare.
| What investors need | LendingStreet | Typical hard money lender | Private individual | Typical bank or credit union |
|---|---|---|---|---|
| Close quickly on a good deal | As little as 10 days | Often fast | Fast if funds are ready | Often slow |
| Fund the rehab | Up to 100% of rehab on some programs | Varies | Negotiated deal by deal | Often limited |
| Leverage on total cost | Up to 90% LTC on some programs | Varies | Varies | Often lower |
| Larger projects | $150,000 to $5M+ | Varies | Limited by one person's funds | Varies |
| Keep it as a rental | DSCR refinance with 30-year terms available | Usually short-term only | Usually short-term only | Often requires tax returns |
| Borrow in an LLC | Standard | Usually | Varies | Varies |
| Higher-priced Northern Virginia projects | Up to $5M+ | Varies | Often too large | Varies |
Richmond investors work Church Hill, Highland Park, Northside, Manchester, Southside and the Henrico and Chesterfield suburbs. Hampton Roads, including Norfolk, Portsmouth, Chesapeake, Hampton, Newport News and Virginia Beach, has steady military and shipyard demand.
Northern Virginia projects in Fairfax, Prince William, Loudoun and Arlington are larger and often involve full renovations or rebuilds. Roanoke, Lynchburg, Harrisonburg, Charlottesville and Fredericksburg add a mix of student and family demand.
Housing stock varies as much as prices. Richmond and Norfolk have many pre-1940 homes with old wiring and plumbing, while Northern Virginia projects are often 1950s and 1960s houses that need a full layout change. Price the scope of work to the house, not just the neighborhood.
Virginia foreclosures are usually nonjudicial trustee sales under a deed of trust, held after published notice, often at the courthouse. Buyers typically post a deposit at the sale and close within a short period. Do title work before you bid.
Virginia charges a state recordation tax on deeds, which localities can add to, and the buyer customarily pays it. The seller pays a grantor tax, and Northern Virginia adds a regional grantor fee. Ask your settlement agent for the exact figures.
Virginia's Board for Contractors licenses contractors in classes based on project size, so check that your contractor's license class matches the size of your job. Electricians, plumbers and HVAC technicians need trade licenses.
Local building departments issue permits and inspect work under the statewide building code. In Hampton Roads, check the FEMA flood map and flood history, because tide-driven and storm flooding affects insurance and resale.
This example is illustrative and not a quote. An investor buys a 1920s bungalow in Richmond's Northside for $265,000 and budgets $95,000 for a roof, electrical, plumbing, HVAC, a kitchen, two baths and refinished floors. Total project cost is $360,000. With the loan sized at 90% of cost, the loan is $324,000 and the investor covers $36,000 of the cost.
The estimated interest-only payment is about $2,700 a month, or $16,200 over a 6-month project. Add about $3,200 in taxes, insurance and utilities and $7,000 in purchase closing costs, and the investor has about $62,400 in the deal. The interest figure assumes the full loan is out the whole time; rehab funds paid in draws would lower it.
The finished home sells for $495,000. With about 7% of the price going to commissions, the grantor tax and other closing costs ($34,650), the estimated profit is about $73,950 before income taxes.
| Item | Amount |
|---|---|
| Purchase price | $265,000 |
| Rehab budget | $95,000 |
| Total project cost | $360,000 |
| Loan at 90% of cost | $324,000 |
| Investor share of cost | $36,000 |
| Estimated interest-only payment | $2,700 a month |
| Interest over 6 months | $16,200 |
| Other holding costs | $3,200 |
| Purchase closing costs | $7,000 |
| Total cash in the deal | $62,400 |
| Sale price | $495,000 |
| Selling costs (about 7%) | $34,650 |
| Estimated profit | $73,950 |
Hampton Roads and Richmond have strong rental demand from military families, hospital workers and students. A DSCR loan qualifies on the lease, with LLC borrowers as standard and 30-year terms available.
In Northern Virginia, higher values often favor selling, but larger balances can also refinance into a jumbo DSCR loan when the rent supports it.
Before you sign a Virginia contract that depends on financing, ask every lender the same questions.
How LendingStreet answers: up to 90% loan-to-cost and up to 100% of rehab on some programs; as little as 10 days to close; LLC borrowing is standard; $150,000 to $5M+ in loan size; and a DSCR refinance with a 1.0x standard minimum, 620 minimum credit, up to 75% LTV on cash-out and up to 80% on rate-and-term on some programs, with seasoning that varies by program. Questions? Call (877) 298-1001.
Send the address, contract price, scope of work and target closing date. If you might keep it, add the expected rent so we can show the DSCR refinance too. Use the form below or call (877) 298-1001.
LendingStreet is our top pick for Virginia investors. We close in as little as 10 days, lend up to 90% of cost with up to 100% of rehab on some programs, and offer a 30-year DSCR rental loan when you decide to keep the property.
Yes. We lend statewide in Virginia and in every other state and DC, on business-purpose loans for non-owner-occupied investment property. Call (877) 298-1001 or use the form below.
The buyer customarily pays the state and local recordation tax on the deed, while the seller pays the grantor tax. Northern Virginia also has a regional grantor fee.
Most are nonjudicial trustee sales held after published notice. Winning bidders usually post a deposit at the sale and close soon after.
Yes, for most jobs. The Board for Contractors issues licenses in classes based on project size, so match the class to your job.
Either sell the property or refinance into a long-term DSCR rental loan. LendingStreet offers both the short-term loan and the DSCR refinance.
No. Every LendingStreet loan is a business-purpose loan on non-owner-occupied investment property.
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