© WHERE WE LEND RICHMOND · VA
HARD MONEY LENDER RICHMOND, VA
Richmond bridge, flip and DSCR money from a lender that answers the phone and closes on time.
CALL OR TEXT US (619) 617-2797
- GOOGLE RATING 150+ REVIEWS
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- VETERAN OWNED Company NMLS 1416824 · Branch NMLS 2554618
Richmond gives Virginia its most active rehab market, a river city where the Fan's Victorian rowhouses, Church Hill's hilltop blocks, and Jackson Ward sit inside a few square miles. Scott's Addition and Manchester turned warehouse shells into apartments and taprooms, and VCU keeps pushing enrollment through the middle of town. Old buildings meeting new demand is the whole story.
Richmond is one of the Virginia markets Loan Goat lends in year round. the City of Richmond files and deals in Newport News, Hampton and Norfolk are underwritten identically, on value, exit and the plan for the property.
Being headquartered in San Diego is an advantage on a Richmond deal, not a limitation. The capital is in house, the underwriting is done by the people who fund the loan, and the answer comes back in hours. A 5.0 Google rating across 150+ reviews is the record on delivering that.
© THE COST RICHMOND · VA
WHAT DO RICHMOND HARD MONEY LOANS COST
Pricing a Richmond deal is straightforward. Bridge runs from 9.00% to 13.00% and moves with leverage and risk. Ask for more of the purchase price and the rate moves up; bring a stronger exit and it moves down. Residential bridge goes to 75% LTV and commercial to 70%.
Every quote is written before an appraisal is ordered, so a Richmond investor knows the rate, the leverage, the term and the fees while there is still time to walk. No prepayment penalty on the bridge programs means a flip that sells in four months costs four months of interest, not twelve.
| PROGRAM | RATES | LEVERAGE UP TO | TERMS | LOAN AMOUNTS |
|---|---|---|---|---|
| BRIDGE LOAN | 9.00% to 13.00% | LTV 75% | 1 or 2 years | $150,000 to $25,000,000 |
| FIX & FLIP | 9.99% to 12.00% | LTV 85% of purchase, LTC 100% of rehab | 6 to 18 months | $250,000 to $10,000,000 |
| RENTAL DSCR | 6.50% to 9.99% Non-QM | LTV 80% | 5, 7, 30 and 40 year fixed | Sized to the property |
Starting rates for qualified borrowers, from the published terms cards. Points and fees are quoted on the Letter of Intent. Rates are subject to change without notice and are not a commitment to lend.
Those numbers are the ceiling and the floor. A Richmond deal gets priced inside them once the property and the exit are on the table, usually the same day the file is opened.
© WHY LOAN GOAT RICHMOND · VA
WHY LOAN GOAT IN RICHMOND
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
Certainty is the product. A Richmond borrower gets written terms, in-house capital and one person who can say yes. Nothing is sold to a warehouse line mid-process and nothing is re-priced at the closing table, which is why the review record reads 5.0 across 150+ reviews.
Brick rowhouses and Italianate Victorians run the Fan and Church Hill, Northside adds early-1900s bungalows and four-squares, and Scott's Addition and Manchester hold single-story industrial and warehouse shells ripe for conversion. That stock is exactly what the bridge and fix and flip programs are built for.
Historic rehab flips through Church Hill and Northside are the bread and butter. Layer on VCU student rentals, small multifamily in the Fan, and warehouse-to-apartment conversion wherever the bones allow it. The program follows the plan, not the other way round.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
RICHMOND DEALS, FUNDED FROM SAN DIEGO.
the City of Richmond files run on the same terms as the home markets: written quote first, appraisal once terms are agreed, wire in five to seven days. 1.3K+ closed loans since 2022 and $1.5B+ funded across 46 states.
© LOAN SCENARIOS RICHMOND · VA
MOST COMMON RICHMOND LOAN SCENARIOS
- 1031 EXCHANGE Bridge money that lets a Richmond replacement property close inside the 45 and 180 day windows.
- AUCTION & HUBZU Richmond auction buys where the deposit is up and the clock is already running.
- BANKRUPTCY BUYOUT Buying out a partner or a plan on Richmond real estate, funded on the equity in the asset.
- BANK STATEMENT LOANS Deposits instead of tax returns for self-employed buyers working the City of Richmond.
- FORECLOSURE AUCTION Courthouse and trustee sale purchases in the City of Richmond, funded on the asset and the plan.
- FOREIGN NATIONAL Foreign national buyers acquiring Richmond investment property without a US credit file.
- NON-WARRANTABLE CONDOS Non-warrantable the City of Richmond condo units where the HOA or the investor concentration killed the conventional loan.
- SELF-EMPLOYED Business owners buying in Richmond whose write-offs make a bank file impossible.
- VACATION RENTAL Richmond vacation rental purchases where the projected income does the work.
- CASH OFFERS ONLY Sellers in Richmond who will only look at cash get a proof of funds that holds up.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN RICHMOND
- BRIDGE LOANS Acquire, recapitalize or stabilize with short-term capital that closes in days, not months. FROM 9.00% · LTV 75% · 1-2 YR
- FIX & FLIP LOANS Buy, renovate and sell or hold, with the rehab funded through draws and no prepayment penalty. FROM 9.99% · LTV 85% · 6-18 MO
- CONSTRUCTION LOANS Ground-up financing with flexible draws through every stage of the build. LTC 80% · 12-18 MO
- RENTAL PROPERTY LOANS Long-term DSCR, portfolio and multifamily term loans that qualify on the property's cash flow. FROM 6.50% · LTV 80% · 30 YR
- COMMERCIAL LOANS Hybrid-term financing for multifamily, mixed-use, retail, office and industrial in major metros. FROM 7.90% · LTV 70% · 1-15 YR
- OWNER OCCUPIED LOANS Short-term bridge financing on the home you live in, with a refinance into a conventional or jumbo loan as the exit. FROM 10.50% · LTV 70% · 11-12 MO
- BANK FINANCING Bank statement, P&L-only and SBA programs for business owners outside the standard mortgage box. TERMS 5 TO 30 YR
- SECOND & THIRD MORTGAGES Second and third lien position loans behind an existing first mortgage. 12-36 MO · BUSINESS PURPOSE
- BLANKET / CROSS-COLLATERAL LOANS One loan across several properties, cross-collateralized when a single asset will not carry the deal. FROM 8.99% · 1-3 YR
© PROPERTY TYPES RICHMOND · VA
PROPERTY TYPES WE FINANCE IN RICHMOND
- MULTI-FAMILY Two to four unit buildings and small apartment stock in the City of Richmond, purchase or cash-out.
- MIXED-USE Retail-over-residential buildings in Richmond commercial corridors, up to 70% LTV.
- OFFICE Richmond office assets being repositioned or bridged to a conventional exit.
- MANUFACTURED HOMES the City of Richmond manufactured home communities on bridge and commercial terms.
- ASSISTED LIVING Richmond care facilities bridged through licensing and stabilization.
- AGRICULTURAL Agricultural land and operations outside Richmond underwritten on the asset.
© THE APPROACH RICHMOND · VA
HOW WE LEND IN RICHMOND
Read the table as a promise rather than a pitch. On a Richmond deal it means the leverage quoted is the leverage funded, the timeline quoted is the timeline delivered, and the person who priced the file is the person who releases the money.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
RICHMOND BORROWERS, IN THEIR WORDS
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The team at Loan Goat literally saved my life. I was in such a bind and didn't think I had anywhere else to turn. Even with my extensive knowledge in this field I felt I was going to lose everything. The team has insight and plans I never...
ELIJAH SCHOLER -
I had an excellent experience with Loan Goat during our real estate deal, working as the buyers agent throughout the deal. Their team was professional, responsive, and guided me through every step of the process. Clear communication and...
RAPHAEL ROUFAIL II -
This is my first experience dealing with Milad Shamoun & Blair Noble at Loan Goat. Very professional, accommodating and focused on obtaining results. Over my years I have dealt with various types of Intuitional and Private Lenders. Loan Goat stacks up with the best.
RAYMOND HERRERA -
The team at Loan Goat literally saved my life. I was in such a bind and didn't think I had anywhere else to turn. Even with my extensive knowledge in this field I felt I was going to lose everything. The team has insight and plans I never...
ELIJAH SCHOLER -
I had an excellent experience with Loan Goat during our real estate deal, working as the buyers agent throughout the deal. Their team was professional, responsive, and guided me through every step of the process. Clear communication and...
RAPHAEL ROUFAIL II -
This is my first experience dealing with Milad Shamoun & Blair Noble at Loan Goat. Very professional, accommodating and focused on obtaining results. Over my years I have dealt with various types of Intuitional and Private Lenders. Loan Goat stacks up with the best.
RAYMOND HERRERA
© QUESTIONS RICHMOND · VA
RICHMOND HARD MONEY LOANS, ANSWERED
Straight answers to what borrowers ask before they call. Questions we answer elsewhere link to the page that owns them.
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Yes. Loan Goat funds investment property in Richmond and across the City of Richmond on every program listed on this site: bridge, fix and flip, construction, rental property, commercial, owner occupied, bank financing, second and third mortgages and blanket loans. The desk is in San Diego, the capital is in house, and Richmond files are underwritten on the property rather than on where the borrower banks.
Request a quote -
Five to seven days is standard and low-doc bridge files have funded in as little as three. The timeline on a Richmond deal is usually set by title and escrow rather than by underwriting, because the credit decision is made in house by one person. Open title early and the wire follows the written terms.
How it works -
Non-owner-occupied residential from single-family up to four units, apartment buildings, mixed-use, retail, office, industrial and flex, self-storage, hospitality, manufactured housing and land across the City of Richmond. Owner-occupied has its own program. If the Richmond asset produces or will produce value, there is usually a structure for it.
Property types -
A bridge or construction loan, funded on the asset and the plan rather than your personal income. Richmond is an independent city separate from the surrounding counties, and conversions in Scott's Addition or Manchester move faster than bank timelines allow. Loan Goat lends direct, decides in-house, closes in five to seven days, and never charges a prepayment penalty.
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Single-family rentals, condos, townhomes, two to four unit buildings, apartment buildings, mixed-use, retail, office, industrial and flex, self-storage, hospitality, manufactured housing and land. Business-purpose and non-owner-occupied is the core of the book, with owner-occupied handled under its own program.
Property types -
The address, the purchase price or current value, what you owe, what you plan to do with the property and how you intend to pay the loan back. That is enough for a written quote. Full-doc income packages are not part of the low-doc programs, which is why a quote arrives in hours rather than weeks.
Request a quote -
Credit is reviewed, but the property carries the decision. These are business-purpose loans on non-owner-occupied real estate, underwritten to value, exit and the strength of the deal. Investors turned down by a bank for self-employment, a recent event on file or thin documentation are routine business here.
Self-employed borrowers -
Bridge money runs from 9.00% to 13.00% and moves with leverage, property type, exit and experience. Rental loans price lower because the property carries the debt, from 6.50% on the Non-QM tier. Every quote is written before an appraisal is ordered, so you are never chasing a number that changes at the closing table.
Bridge loan terms
© WHERE WE LEND RICHMOND · VA
RICHMOND, ROUTED FROM SAN DIEGO HQ.
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- Lending footprint, 46 states
- Home markets: California and Arizona
- San Diego headquarters
© GET A QUOTE RICHMOND · VA
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