Fix and flip an investment property in a growing job area near one of Virginia’s new data centers or near one of our military bases – with fast, asset-based financing up to 95% LTC and 100% of the rehab funds, from Northern Virginia to Hampton Roads.
A fix and flip loan is short-term project financing for a buy-renovate-sell deal. Rather than your income, we underwrite the business plan – what you pay, what the rehab costs, and the after-repair value (ARV). Virginia blends a high-income north with an affordable south – a $400,000-$420,000 median statewide. Northern Virginia hosts the largest data-center market on earth in Loudoun’s “Data Center Alley,” Richmond leads in absorbing renovated homes, and Hampton Roads pairs military demand with landlord-friendly fundamentals.
The model keeps your own capital small and your Virginia flip velocity high, so you can run several projects a season and exit cleanly with a sale or a refinance into a rental.
After-repair value – your finished, sold price. Every loan dollar is sized against it.
The ceiling: total loan generally stays within 75% of ARV, leaving room for profit.
Your renovation budget – funded 100% and reimbursed in draws as work is completed.
Holding costs – interest, insurance, taxes, utilities – every month until you sell.
| Purchase financing | Up to 95% LTC (loan to cost), or 90% of the purchase price and 100% of the rehab or construction budget on fix & flip, fix-to-rent or value-add projects |
|---|---|
| Rehab financing | 100% of the rehab funds, released in draws |
| Total loan vs. ARV | Generally held within 75% of the after-repair value |
| Refinance / cash-out | Refinance up to 90% LTV; cash-out up to 75% |
| Rate & payments | From 9.99%, interest-only during the flip |
| Term | 12-36 months; extensions available; no prepayment penalty |
| Credit / docs | 620+; no income or W-2 documentation on investment properties |
| Exit | Sell the finished home, or refinance into a 30-year DSCR rental |
Target under-market Virginia homes where comps support your ARV and end-user demand is real.
Close in as fast as 5 days with 95% of purchase and 100% of rehab committed – or 90% of purchase and 100% of construction on fix and flip, fix-to-rent or value-add projects.
Draw your rehab budget in stages as work passes inspection, so you front far less and keep the crew moving.
List and sell into Virginia demand, or refinance into a 30-year DSCR loan and keep it as a rental.
A representative Virginia project funded with 95% of purchase and 100% of rehab, underwritten within 75% of ARV:
| Purchase price | $300,000 |
|---|---|
| Loan at 95% of purchase | $350,000 · your money in: $15,000 |
| Rehab budget (100% funded, by draw) | $65,000 |
| After-repair value (ARV) | $470,000 · total loan is 74% of ARV |
| Interest (10.5% IO, ~6-month flip) | − $18,375 |
| Points & closing (est.) | − $11,000 |
| Sale costs (~6.5% of ARV) | − $30,550 |
| Estimated net profit | ≈ $49,075 |
| Cash in the deal | ≈ $26,000 |
Illustrative for 2026, not a guarantee or an offer. Figures vary by property, market and experience. High leverage magnifies gains and losses. Business-purpose only. Consult your CPA. Equal Housing Lender.
Assumes 95% of purchase + 100% rehab, 2 points, ~$4,000 closing/reserves and 6.5% sale costs. Estimate only.
| Market | Why flippers target it |
|---|---|
| Richmond | Absorption leader for renovated homes; diversifying economy. |
| Virginia Beach | Naval demand and coastal appeal for flips and rentals. |
| Norfolk | World’s largest naval base anchors rental demand. |
| Arlington / Alexandria | Amazon HQ2 and federal jobs; premium resale. |
| Loudoun County | Data Center Alley and top-tier incomes. |
| City | Why it ranks for 2026-2027 returns |
|---|---|
| Richmond | Strong absorption and value-add at mid entry. |
| Norfolk | Military-anchored cash flow at affordable prices. |
| Hampton | Low entry with steady naval rental demand. |
| Roanoke | Deep value in southwest Virginia. |
| Newport News | Shipbuilding jobs and dependable rents. |
Virginia’s 2027-2028 engine is digital infrastructure: Amazon, Microsoft, Google and Meta keep expanding Loudoun’s data centers (backed by ~$64.7B in Dominion grid investment and ~112,000 jobs), while Amazon’s HQ2 in Arlington ramps and Boeing and RTX anchor aerospace and defense.
Buying near these job engines now positions your exit into the demand they create – Fund a Virginia flip near the growth →
95% of purchase + 100% rehab; 12-36 month interest-only.
Larger renovation budgets funded in structured draws for down-to-studs projects.
90% of purchase plus 100% of construction for Virginia infill and spec builds.
Flip, then refinance into a 30-year DSCR loan and keep the cash-flowing rental.
Refinance up to 90% LTV or cash out up to 75% to fund the next deal.
Scale several Virginia flips at once with repeatable, deal-by-deal funding.
We fund flips in every Virginia market. Don’t see your city? Send us the deal and we’ll price it.
Up to 95% of the purchase price plus 100% of the renovation – or 90% of the purchase and 100% of the construction on fix and flip, fix-to-rent or value-add projects – with the total loan generally within 75% of the after-repair value.
In draws. You fund the work, then we reimburse each stage as it is completed and inspected, keeping your out-of-pocket low.
12-36 month interest-only, with extensions available and no prepayment penalty. Refinances go up to 90% LTV and cash-out to 75%.
From comparable sales of similar recently renovated homes near your project, supported by an appraisal.
620+ credit and no income or W-2 documentation on investment properties – we underwrite the deal, so first-time and foreign-national flippers are welcome.
As fast as 5 days on a clean file, because we qualify the project rather than your income.
Refinance the finished home into a 30-year DSCR loan with us – the BRRRR exit is built in from day one.
Send us the purchase price, rehab budget and ARV and get real terms fast – no income docs, no hard credit pull to quote. Business-purpose investor financing from $75,000 to $20 million+, first-time and foreign-national flippers welcome.
Virginia’s data-center-and-defense jobs keep 2027-2028 demand tight. Flip premium in Northern Virginia, value-add in Richmond, and cash-flow in Hampton Roads – exiting into durable, high-wage demand.
Market and profit figures are third-party estimates for 2026-2028, vary by source and submarket, and are not guarantees.
Virginia blends a high-income, high-growth north with a stable, affordable south, and Richmond leads the state in absorbing renovated homes. Northern Virginia and Hampton Roads pair strong incomes with steady, recession-resistant demand.
Job growth is broad and durable: Virginia’s booming data-center corridor (backed by roughly $64.7 billion in grid investment and an estimated 112,000 jobs), Amazon’s HQ2 in Arlington, a deep aerospace-and-defense base, and the U.S. Navy’s Hampton Roads presence all support housing demand into 2027 and 2028.
Virginia fix & flip rates, advances, ARVs and terms shown are illustrative for 2026, subject to change, and depend on the property, credit, experience and program. Business-purpose, non-owner-occupied investment properties only. Not a commitment to lend. Equal Housing Lender.
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