Virginia Hard Money

07/23/2026

I don't post often about the deals we fund. This one felt like it deserved a shout out.

Prospective Borrowers often ask "How quick can you close?" My answer is always the same - "As soon as title is clear and you provide any necessary documents." Today we proved that.

Today we closed a loan in less than 24 hours from the Borrower signing the Loan Commitment. Is this normal? Absolutely not.

Why did it work this time? The answer is easy - "The Team".

It started with a well-qualified Borrower who is extremely organized, knows his numbers, his market, his product, and his prospective buyers well.

Then came Jack, from Impact Title, who is one of the most communicative, responsive, competent, and knowledgable closing agents I work with.

Rachel from my Attorney's office dropped everything, at a moments notice, to get loan documents prepared and title reviewed to allow the deal to close today.

And my Co-Lenders who jumped at the opportunity to fund this conservatively underwritten deal and earn a double digit return on their capital.

Was this a normal transaction? Not at all. But my Borrower now owns another property that he will make beautiful bringing more affordable housing to the market, providing more opportunities for first-time homebuyers to own a home. He can do this because we were able to close when others couldn't.

12/19/2025

Another Amazing Transformation!

I’m beyond proud to be a part of this incredible project!

My Borrowers did an outstanding job turning this 1898 Fredericksburg, VA home into a beautiful, stunning, modern space for a family to enjoy. They faced multiple challenges and setbacks along the way, but their hard work paid off in the end—with a generous profit for their efforts.

Big shoutout to my awesome Co-Lenders who helped fund this project and received their Double-Digit returns right before the Holidays! 🎄🎁

10/29/2025

Time well spent today at the 2025 InvestUp Fxbg real estate conference. Grateful to be asked to speak to a room full of new and experienced investors. Thank you Nathan Dobbins for organizing this event!

10/22/2025

Had a great time last night at Ray Ferguson's Real Estate Investors Meet-Up in Colonial Heights! Always a solid event with tons of value and great networking.

And of course, Lori Eubanks was awesome — as always! Her insights, energy, and stories are exactly what keep these meet-ups so valuable.

If you’re in the Tri-Cities area and serious about real estate investing, I highly recommend checking out the next one. Great people and a great community!

09/08/2025

Many think we are competitors….but we consider ourselves “Collaborators “.

Having an abundant mindset changes everything.

08/23/2025

FAST. LOCAL. EASY

Virginia Hard Money offers short-term loans for Fix & Flip, Buy & Hold, and Ground-Up Construction investment real estate projects. Based in Fredericksburg, we actively lend throughout Virginia and several other states. If you need funding for your next project, click on the link below to get started.

Loan Application here https://portal.virginiahardmoney.com/virginia.../application

Feel free to email me at [email protected]

www.virginiahardmoney.com

Real Estate FundingFast. Local. Easy. Unlock Your Real Estate Potential Today Virginia Hard Money LLC provides tailored financing solutions for your real estate ventures, ensuring quick approvals and flexible terms. Our expertise in private lending helps you achieve your investment goals efficiently...

08/22/2025

Had an incredible time at the DealMaker Henrico kickoff event hosted by Anthony Duncan! It was a fantastic night of networking, learning, and connecting with some amazing people in the real estate space.

So great to be in the room with industry leaders like Jim Ingersoll, Ray Ferguson, and Chuck Glover – always inspiring to share ideas and gain insights from the best!

Excited for what’s ahead with this community. If you’re in Henrico, or the Richmond area in general, and serious about making deals happen, you’ll want to be at the next one! 💪

07/26/2025

Virginia Hard Money offers short-term loans for Fix & Flip, Buy & Hold, and Ground-Up Construction investment real estate projects. Based in Fredericksburg, we actively lend throughout Virginia and several other states. If you need funding for your project, click on the link below to get started.

Loan Application here https://portal.virginiahardmoney.com/virginiahardmoney/application

Feel free to email me at [email protected]

www.virginiahardmoney.com

07/14/2025

Well, it happened again last week!

Last Monday I received a message from my favorite wholesaler/Broker/Realtor/Investor. She said, “Hey Rick, we have a client that needs to close by Friday and his lender said he can’t do it. Can you help?”

Within a few minutes I was in the phone with the Borrower and reviewed his deal. I knew the neighborhood and the property. Based on his numbers and his experience I immediately offered a verbal loan commitment.

About an hour later, after verifying my underwriting, pulling comparable sales, and reviewing property details, I emailed a formal loan commitment which the Borrower immediately signed and returned.

Over the next few hours, the Borrower proved to be one of the most efficient borrowers I have ever worked through the loan origination process. He provided all requested LLC documents, purchase contract, copy of driver’s license, Scope of Work, and other pertinent information before Monday evening.

On Tuesday morning I spoke with the Closing Agent who updated and sent the Title Commitment for my Attorneys review. After reviewing and “marking-up” the commitment, my attorney drafted the loan document package and provided it for my review.

On Thursday morning the Closing Agent provided a copy of the HUD for my review. After a small edit, we were ready to close. Funds were wired to escrow and the Borrower closed on time at noon on Friday.

Another example of being FAST-LOCAL-EASY.

Please don’t hesitate to reach out if you would like to discuss short-term financing on your next investment property!

Apply for funding here
https://portal.virginiahardmoney.com/virginiahardmoney/application

Email me here:
[email protected]

www.virginiahardmoney.com

07/01/2025

Deal Spotlight

“Yes, we do smaller loan amounts!”

Last week a Borrower reached out and requested a Cash-Out refinance on a free-and-clear investment property he owned. He will use the capital to rehab the property and then sell it.

The As-Is value of the property is $60,000 and the After Repair Value is $120,000. He purchased the property for $20,000 (yes, you read that right).

We provided a loan in the amount of $56,250. We disbursed $16,250 at closing and will hold $40,000 in reserve for draws to be released as work is completed.

Our total Loan to Value is 46.88%.

The Borrower pulled almost all of his capital back out of the deal and has the $40,000 required to rehab and sell the property for a profit.

We did this deal in 4 days from notification to close!

Our Co-Lender on this deal is extremely happy to be secured by Real Estate in First Position while earning a double digit return on their capital.

We are FAST-LOCAL-EASY.

If you need capital for your deals please don’t hesitate to reach out.

You can apply for funding here https://portal.virginiahardmoney.com/virginiahardmoney/application

[email protected]

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