Short-term capital, underwritten on the asset.
We fund acquisition, renovation and repositioning projects for investors across Central Virginia — $100K–$500K over 6–18 months, in first position. We walk the property, we read the budget line by line, and the person who decides is the person you called.
Commercial purpose loans only. Loans made by RMT Financial Services, LLC are for business or commercial purposes only. The subject property is not, and will not be, occupied by the borrower, the guarantor, or a family member of either. TBD
Indicative only. Final terms depend on the property, the budget and the exit. Figures marked TBD are not yet confirmed by RMTFS.
Four ways we lend
Compare all four programsPurchase and renovate for resale
Residential or commercial investment property bought below finished value, renovated on a defined scope, and sold. Purchase advance at closing, renovation held back and released by draw.
Hold the asset while it changes
Short-term financing for property being improved, stabilised or repositioned — a building between tenants, a use being converted, a rent roll being rebuilt.
Close when the seller needs it closed
Funding to secure a property in a competitive market — auction, estate sale, off-market assignment — where the contract date is the binding constraint.
Capital against work already owned
Improvement capital on a property you already hold, sized to what the work adds in value and rent. Draws are inspected and funded the same way as a flip.
How long it actually takes
A complete file — application, line-item scope of work, entity documents — produces a term sheet within two business days. Signed term sheet to funding runs 10–14 days, limited by appraisal and title, not by us. TBD
The address, the numbers and the scope. A call, an email or the form.
We pull comps, read the budget and walk the property. Questions come back in writing.
Indicative terms, valid 14 days. Signing authorises appraisal and title.
Close at a Virginia settlement agent. Initial advance wires; holdback stays with us.
Sale or refinance. Payoff statements issue within two business days.
Recent loans
See the case studiesPlaceholder records TBD — replace with funded loans once borrower permission is in hand. Amounts as funded at closing, excluding holdback releases.
Send the deal. We will tell you yes or no.
Ten fields and a scope of work. If the numbers do not work we say so on the call, and we tell you what would have to change.