© WHERE WE LEND SAN DIEGO HQ · WEST VIRGINIA
HARD MONEY LENDER WEST VIRGINIA
Loan Goat funds investor deals in Charleston, Morgantown and Huntington with in-house capital and fast closings.
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
Loan Goat lends across West Virginia: Charleston and the Kanawha Valley, Huntington on the Ohio River, Morgantown near the northern border, and Wheeling and Parkersburg along the river corridor. Our borrower is an investor buying business-purpose property, a rental to hold, a house to renovate and resell, a small commercial building. We underwrite the asset, keep documentation minimal and fund in 5 to 7 days.
West Virginia is a cash-flow state rather than an appreciation play, and the investors working here know it. Morgantown runs on West Virginia University and the student tenancy that follows it. Huntington does much the same around Marshall University. Charleston carries state government and the chemical corridor. Wheeling and Parkersburg hold Victorian and early-century brick worth restoring, and New River Gorge tourism has created nightly rental country.
We lend in West Virginia. We are based in San Diego and you will never be asked to visit a branch. Small-market deals stall with conventional lenders because nobody nearby wants the file. Our money is in-house and one decision maker signs off, so an Appalachian address does not change the answer or the calendar. Send the property, the budget and the exit, then expect funding in days.
Investors here buy solid old stock cheaply and hold it. Morgantown trades by-the-room student rentals and small multifamily near campus. Huntington offers early-century brick and frame close to Marshall. Charleston's East End and South Hills carry restorable houses with good bones, Parkersburg's Julia-Ann Square district is full of Victorians, and Wheeling's river building stock, the island and the old downtown included, gives renovators genuine material to work with.
© WEST VIRGINIA LOCATIONS SAN DIEGO HQ · WEST VIRGINIA
EXPLORE OUR WEST VIRGINIA LENDING LOCATIONS
Each page is written for its market: costs, scenarios, programs, property types, reviews and the questions borrowers ask there.
- Charleston Kanawha County, out to Huntington, Columbus, Lexington.
- Huntington Cabell County, out to Charleston, Columbus, Lexington.
- Parkersburg Wood County, out to Charleston, Huntington, Wheeling.
- Wheeling Ohio County, out to Charleston, Huntington, Parkersburg.
- Morgantown Monongalia County, out to Charleston, Huntington, Parkersburg.
© THE COST SAN DIEGO HQ · WEST VIRGINIA
WHAT DO WEST VIRGINIA HARD MONEY LOANS COST
There is no separate West Virginia rate sheet. Bridge opens at 9.00%, terms run one or two years, and a minimum 650 credit score applies. What moves the number is the property, the leverage and how the loan gets paid back.
Terms are written before an appraisal is ordered, which lets a West Virginia investor underwrite the lender before spending money on third-party reports. Nothing is re-traded at the table.
| 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.
© WHY LOAN GOAT SAN DIEGO HQ · WEST VIRGINIA
WHY LOAN GOAT IN WEST VIRGINIA
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
Regional banks in West Virginia move at their own pace and price the borrower ahead of the deal. That is fatal at a Kanawha County auction or on a Morgantown property that has to be locked this week. Bridge loans start at 9.00% and reach 75% LTV. A clean bridge file funds in as little as 3 days, and fix and flip carries the renovation budget alongside the purchase.
Rental property loans on DSCR are the workhorse in this state, because West Virginia rents cover debt comfortably and your personal income never enters the file. Blanket loans matter here too: investors accumulate doors quickly at this entry basis, and a single facility beats a stack of small notes. Commercial, construction and second and third mortgages round out the shelf, all without prepayment penalties.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
WEST VIRGINIA, FUNDED FROM SAN DIEGO.
$1.5B+ funded across 46 states and 1.3K+ loans closed since 2022. West Virginia files run on the same written terms, the same in-house capital and the same five to seven day timeline as the home markets.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN WEST VIRGINIA
Nine programs run in West Virginia. Bridge loans for acquisition and recapitalization, fix and flip for the work, construction for ground-up, rental property loans for the hold, commercial for anything with a rent roll, owner occupied under its own rules, bank financing where a conventional exit fits, second and third mortgages behind existing debt, and blanket loans across a portfolio.
- 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
© THE APPROACH SAN DIEGO HQ · WEST VIRGINIA
HOW WE LEND IN WEST VIRGINIA
Rental property loans on DSCR are the workhorse in this state, because West Virginia rents cover debt comfortably and your personal income never enters the file. Blanket loans matter here too: investors accumulate doors quickly at this entry basis, and a single facility beats a stack of small notes. Commercial, construction and second and third mortgages round out the shelf, all without prepayment penalties.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
WEST VIRGINIA BORROWERS, IN THEIR WORDS
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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 -
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 -
The Loan GOAT saved the day! A deal started to go south with a traditional bank despite there being no true issue. Milad having a true understanding of how to get help we are clear to close in 15 business days. Maricruz was the star in this,...
ALEXIS REYES -
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 -
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 -
The Loan GOAT saved the day! A deal started to go south with a traditional bank despite there being no true issue. Milad having a true understanding of how to get help we are clear to close in 15 business days. Maricruz was the star in this,...
ALEXIS REYES
© QUESTIONS SAN DIEGO HQ · WEST VIRGINIA
WEST VIRGINIA 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 investor property throughout West Virginia, including Charleston, Huntington, Wheeling, Morgantown and Parkersburg, along with the counties around them. We are a direct lender using our own capital, so a small-market West Virginia file is underwritten by the same people who fund it. Business-purpose and non-owner-occupied only, minimal documentation, and closings that land in 5 to 7 days.
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Morgantown student housing is among the most requested files in the state, and the rental property program handles it on DSCR. By-the-room leasing and academic-year occupancy qualify on collected rent, not your tax return. Bridge financing works when you are buying a vacant house in Monongalia County to renovate before the leasing season, then moving into longer-term debt.
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Age and deferred maintenance are normal in Ohio and Wood counties, and neither disqualifies a deal. Fix and flip and bridge loans fund the purchase and the renovation on Victorian and early-century brick, Julia-Ann Square in Parkersburg and the older Wheeling blocks included. We underwrite the finished value and your exit, which makes condition at purchase a line in the budget.
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We write from small balance upward, and much of this state trades at exactly that end. A Charleston duplex or a Huntington single-family rehab is an ordinary request, and the process matches any metro file. What matters is the property, the scope of work and a credible exit. Approval comes from one decision maker, never a committee weighing whether the deal is worth the effort.
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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 -
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 -
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 -
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
© WHERE WE LEND SAN DIEGO HQ · WEST VIRGINIA
WEST VIRGINIA, FUNDED FROM SAN DIEGO.
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- Lending footprint, 46 states
- Home markets: California and Arizona
- San Diego headquarters
© GET A QUOTE SAN DIEGO HQ · WEST VIRGINIA
SUBMIT A LOAN REQUEST
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(619) 617-2797
