Virginia Hard Money Lending

Are you looking to invest in lucrative Virginia deals? Do Hard Money can provide direct funding and help you get a hard money loan quickly for your next real estate investing deal or refinance property in the Old Dominion State.

Do Hard Money will approve your asset-based loan completely by assessing the property not you as the borrower. A true hard money lender will base your loan approval on the investment property and the overall quality of the deal. Once we’ve evaluated the property, the LTV (loan to value) ratio of the deal will determine your loan amount. This loan amount, combined with our gap funding resources, can make it possible for you to get 100% Financing on your deal.

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Love these guys. Nothing but the best. I have never had a complaint. Do Hard Money rocks!

David D, Foster, VA

Loan Terms

Due to excellent market conditions, we are able to offer state-specific loan terms for the state of Virginia.

100% Financing

If your deal is good enough we will cover 100% of the purchase price, rehab, and closing costs, points & interest.

LTV Basis

Our max loan amount is based on the after repair value, not the current value or purchase price. If the numbers line up, we will fund it.

Maximum LTV

We lend up to 70% of the ARV. We will fund everything but earnest money as long as it fits within 70% of the ARV.

Max Loan Amount

Our max loan amount is $250,000. For the markets we currently lend in, we’ve found this to be the sweet spot for real estate investing.

Minimum ARV

Our minimum ARV to lend on a property is $75,000. If it’s less than that there is just not enough profit to make it worth the effort for either party.

Multiple Deals

Yes. We allow you to do 3 deals at a time, enabling you to stay busy and rake in even more profit at a faster pace.

Interest Rate

Our interest rates of 1.25 – 1.50% per month fall pretty middle of the road. We are not the cheapest, nor the most expensive, but our 100% financing options allow you to leverage our money.

Origination Points

We take on significant risk in offering 100% financing and our points of 5.5% – 6.5% is what keeps us in business.

Max Loan Term

The default loan term is set at 5 months, but we do allow up to three 1-month forbearance payments equal to 1.0% of the loan if you need more time.

Monthly Payments

With no monthly payments during the initial loan term you can focus 100% of your time on rehabbing and selling the property.

Minimum Credit

None. A bad credit score will affect your points and interest, but because we lend on the property’s after repair value it won’t keep you from getting a loan

Min Cash-to-Close

We do not require a down payment on the property. If everything fits in 70% of the ARV you can come to the closing table with $0.00.

Pre-Pay Penalty

With no pre-payment penalty, fixing and flipping the property in a shorter amount of time can only deepen your pockets.

Required Experience

Many other lenders either won’t lend to you or will jack up their prices unless you have prior experience, but we’re all making profitable real estate investing accessible to anyone.

Gap Financing

We allow gap financing in the form of business lines of credit to help with cash-to-close when everything doesn’t fit in 70% of the ARV and we can help you get up to $100,000 in as little as 30 days.

Foreclosure Protection

Nobody else looks out for you like we do. We offer proprietary protection that nearly precludes the possibility of a foreclosure on your records even in the worst-case scenario.

Refinancing Available

Yes. With traditional lenders limited to strict loan parameters, we focus on equity over borrower financials. This gives you the liquidity needed for your individual situation.

Full Disclosure

Unlike a lot of other lenders who hide the full cost of the loan until it’s too late… we want you to know what you’re getting into and disclose ALL costs upfront.

Recently Funded Deals

Virginia Real Estate Market Statistics (2015)

Virginia is one of the most beautiful states on the east coast, home to the Blue Ridge Mountains and the Chesapeake Bay. One of the original thirteen colonies, Virginia is rich with historic sites and gorgeous natural landmarks. As a result, the real estate market in Virginia has remained solid throughout the years, with home values increasing by 2.2% and home flips rising by 2% in the past year. Currently, the market is starting to slow down, which means great news for investors looking for properties to purchase at a lower cost. You’ll be able to find fantastic deals and resell the property for an excellent return on your investment as the market heads back on the upward swing. According to, “The average sales price of homes throughout Northern Virginia remain much higher than the national average.”

Housing Units
Number of Flips
% Change in Flips

Purchase Price

National Average: $294,600
Virginia Metro Areas: $300,992

Gross Margin

National Average: $55,000
Virginia Metro Areas: $66,329

Number of Houses Flipped

National Average: 179,778
Virginia Metro Areas: 7,323

% Change in Houses Flipped

National Average: 0.2%
Virginia Metro Areas: 2%

About Hard Money Loans in Virginia

Hard money loans are also called private money loans or bridge loans. All three terms refer to the same type of loan. The money from Virginia hard money loans comes from private investors (hence the “private money” term).

For real estate investment properties in Virginia, we will lend up to 65% of the after repair value (ARV) of the subject property. This percentage represents what is called the loan to value ratio. We also have gap financing options for Virginia if you need 100% financing on your deal.

Basing loan amounts on the after repair value of an investment property is just one of the things that makes hard money lenders different from traditional lenders who will only lend on the “as is” value of a property. As you can image, getting loans only on the as-is value of a property would make certain types of investing difficult or impossible, such as with flipping houses.

In addition to lending on the ARV of the property, we will not check your credit score or other financials to approve your loan. This makes your loan approval much faster and simpler than with a traditional lender.

DoHardMoney accepts hard money loan applications for residential loans and home refinance loans. The majority of our loans tend to be rehab loans for real estate investors.

Real Estate Investing in Virginia

For the last several years, Virginia has had more real estate investment hot spots than it has sites of Civil War battles (and that’s really saying something). It continues to be one of the best places for real estate investing in the country.

We are ready to offer Virginia hard money loans for real estate investment deals in the following high profit Virginia cities and counties:

Alexandria, Annandale, Arlington, Baileys Crossroads, Blacksburg, Bon Air, Botetourt County, Bristol, Bull Run, Burke, Cave Spring, Centreville, Chantilly, Charlottesville, Chesapeake, Chester, Chesterfield Country, Christiansburg, Colonial Heights, Covington, Culpeper, Dale City, Danville, East Highland Park, Fairfax, Falls Church, Fort Hunt, Franconia, Franklin, Fredericksburg, Frederick Country, Front Royal, Glen Allen, Gloucester Point, Great Falls, Groveton, Hampton, Hampton County, Harrisonburg, Herndon, Highland Springs, Hollins, Hopewell, Huntington, Hybla Valley, Idylwood, Jamestown district, Jefferson, Lake Barcroft, Lake Ridge, Lakeside, Laurel, Leesburg, Lexington, Lincolnia, Lorton, Lynchburg, Madison Heights, Manassas, Martinsville, McLean, Mechanicsville, Merrifield, Montclair, Montrose, Mount Vernon, Newington, Newport News, Norfolk, North Springfield, Oakton, Orange County, Petersburg, Pimmit Hills, Poquoson, Portsmouth, Prince William Country, Pulaski, Quantico Station, Radford, Reston, Richmond, Roanoke, Rose Hill, Salem, Seven Corners, South Franklin County, Springfield, Spotsylvania County, Staunton, Stuarts Draft, Suffolk, Timberlake, Tuckahoe, Tysons Corner, Vienna, Vinton, Virginia Beach, Virginia Beach County, Warrenton, Waynesboro, West Gate, West Springfield, Williamsburg, Winchester, Wolf Trap, Woodbridge, Wyndham, Wytheville, Yorkshire, and many more.

What a list! Not many states in the nation compare to Virginia when it comes to opportunities to flip houses. Virginia may be called “The Birthplace of the Nation”, but if you choose to invest there, you’ll be calling it “The Birthplace of Your REI Success.”