The rate sheet, in full.
Published so you can qualify your own deal before you call. Pricing moves with the property, the scope, the exit and your track record — the ranges below are where our loans actually close, not a teaser rate.
- Non-owner-occupied single family, 1–4 unit residential
- Small multifamily, 5–20 units
- Mixed use, retail and small office
- Light industrial and flex
- Infill lots with permits in hand
Owner-occupied property of any kind, primary or second residences, raw land without entitlements, ground-up construction, and any loan for a consumer, personal, family or household purpose.
Central Virginia, inside roughly a 90-minute drive of Richmond. We lend where we can drive, which is why the map has an edge. Properties beyond it are declined, not delayed.
- Loans are made to an entity — LLC, LP or corporation — with a personal guaranty from the principals.
- Borrower contribution of at least 15% of total project cost, verified from your own funds.TBD
- Credit is a data point, not a gate. We look at it; we do not price off it alone.
- First-time investors are considered case by case, typically with a licensed general contractor on the scope.
- Builder's risk and liability insurance naming RMT Financial Services, LLC as mortgagee.
- You choose your own contractor. There is no requirement to use an affiliated company.
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Rates shown are the range at which loans closed in the trailing twelve months and are indicative only. The rate for any loan is set on the property, the scope, the exit, the borrower's completed project history and the loan-to-value achieved. Pending confirmation by RMTFS.
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Origination points are earned at closing and are not refundable. Points are quoted on the total loan amount including any renovation holdback.
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One extension of up to three months may be granted at RMTFS's discretion, in writing, for one additional point. An extension is not a right and is not granted on a loan in default.
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Loan to as-is value is measured against an appraisal or broker opinion obtained by RMTFS, not against the contract price.
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After-repair value must be supported by closed comparable sales. Every loan is sized on the lower of the as-is, after-repair and cost tests.
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Borrower contribution must be from the borrower's own verified funds. Seller credits, gap funding and unsecured borrowings do not count toward it.
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Draw funding is measured from the completion of the inspection, not from the date of the request. Inspections are scheduled within two business days of a complete draw package.
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Interest accrues for a minimum of three months regardless of payoff date. No prepayment penalty applies after month three.
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The document fee covers loan documents and closing coordination and is payable at closing. Appraisal, title, survey, recording and settlement costs are passed through at cost.
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Every figure on this page is indicative, subject to appraisal, title review and final underwriting, and is not a commitment to lend. All rate and term disclosures are subject to review by counsel before publication.