# Washington DC Fix and Flip Loans: full site content > Hard money, fix and flip and DSCR rental loans for Washington, DC, Maryland and Northern Virginia real estate investors. The Washington, DC division of Optimus Capital Corp (https://www.optimuscapitalcorp.com/), a relationship-driven lender for real estate investors founded in 2015. Business-purpose loans on non-owner-occupied investment property only. Phone (954) 598-4564. Email andrew@optimuscapitalcorp.com. Last updated 2026-10-24. --- Source: https://washingtondcfixandfliploans.com/ Title: Hard Money & Fix and Flip Loans in Washington, DC Summary: Hard money and fix and flip loans in Washington, DC: 90% of purchase, 100% of rehab. DSCR rental loans to 85% LTV with no tax returns, plus construction loans. # Hard money and fix and flip loans in Washington, DC Washington DC Fix and Flip Loans finances rowhouse renovations, rentals, small multifamily and new construction in the District and the Maryland and Virginia suburbs. Fix and flip loans cover up to 90% of the purchase and 100% of the rehab, and rental loans are approved on the rent, not your tax returns. [Get pre-qualified](https://washingtondcfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 The Washington, DC division of Optimus Capital Corp. Business-purpose loans on non-owner-occupied investment property only. ## Loan terms at a glance Flip: purchase financed | up to 90% Flip: rehab financed | up to 100% Flip: limit on after-repair value | 70 to 75% Rental purchase | up to 85% LTV Rental cash-out | up to 80% LTV Ground-up construction | up to 90% of cost Minimum credit score | 600 Loan amounts | $75K to $10M+ Top fix and flip leverage is for credit scores of 720 and up, and a flip loan can close in about 7 days. Rental loans are approved on the property’s rent and take about 30 days. Construction at 90% of cost is for experienced builders. Washington DC Fix and Flip Loans is the DC-area division of Optimus Capital Corp, a nationwide hard money lender that works only with real estate investors. It is run by Andrew Shanti, who has worked in lending and real estate since 2005. We lend only on non-owner-occupied property: flips, rentals and new builds. [Investment property loans in DC](https://washingtondcfixandfliploans.com/investment-property-loans-washington-dc/) [Meet Andrew](https://washingtondcfixandfliploans.com/about-us/) ## Fix and flip loans built for DC rowhouses The District’s century-old rowhouses are the backbone of its renovation market. A dated house in Petworth, Brookland or Trinidad can sell for far more with new systems, an open layout and a finished basement. Our fix and flip loans fund most of the purchase and all of the work. ### Buy and renovate Up to 90% of the purchase price and 100% of the rehab budget at a 720+ credit score, limited to 70 to 75% of the after-repair value. Scores down to 600 qualify at lower leverage. ### Interest only, no penalty Terms of 6 to 24 months with interest-only payments. Pay the loan off the day you sell, with no prepayment penalty. ### Experienced flippers Investors with 5 or more flips in the past 2 years can close without an inspection or appraisal, up to 75% of the after-repair value. Keeping the house instead? When the work is finished, a [DSCR rental loan](https://washingtondcfixandfliploans.com/dscr-rental-loans/) can replace the flip loan, with a cash-out refinance at up to 80% loan-to-value. [See fix and flip terms](https://washingtondcfixandfliploans.com/fix-and-flip-loans/) [Get pre-qualified](https://washingtondcfixandfliploans.com/get-pre-qualified/) ## Everything we finance Every loan is a business-purpose loan secured by investment real estate. Terms run from 6 months to 30 years. Program | Use it for | Top leverage | Approved on [Fix and flip loans](https://washingtondcfixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value | The deal: price, rehab budget and resale value [DSCR rental loans](https://washingtondcfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, rowhouses, condos and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance | Whether the rent covers the payment [Ground-up construction loans](https://washingtondcfixandfliploans.com/new-construction-loans/) | Building a home, an infill rowhouse or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value | Budget, finished value and your building record [Mid-rehab loans](https://washingtondcfixandfliploans.com/hard-money-loan-programs/#mid-rehab) | Completing a renovation or build that has run short of funds | The current as-is value plus the cost to finish | As-is value and remaining scope [Portfolio loans](https://washingtondcfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note and one payment | 80% to buy or refinance, 75% on a cash-out | Rent across the whole group [Commercial loans](https://washingtondcfixandfliploans.com/hard-money-loan-programs/#commercial) | Multifamily, hospitality, office, industrial and retail | Priced per deal | The property and its income Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## From first call to closing - Tell us about the dealAddress, price, the renovation budget or the rent it earns, and whether you plan to sell or hold. A call or the short form is enough. - See your termsWe run the numbers and tell you the leverage and pricing available. As a rule there is nothing to pay upfront. - Appraisal and reviewThe appraisal is ordered and you pay the appraiser directly. Investors with 5 or more flips in the past 2 years can skip the inspection and appraisal on a flip. - Close with your title companyRental loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready. In DC, Maryland and Virginia, closings are handled by a title company or settlement attorney. ## What clients say about Andrew Andrew Shanti with Optimus Capital has been exceptional to work with. Over the past several years, I have closed numerous transactions with Andrew on behalf of sophisticated real estate investors, and his performance has been consistently outstanding. [...] Every transaction I have been involved with Andrew at Optimus Capital has closed, including many requiring thoughtful structuring and creative solutions due to their challenging nature. Maria McKee, Premier Sotheby’s International Realty, Google review of Optimus Capital Just completed a rental portfolio refi with Optimus. Andrew and Daisy were amazing to work with and helped me work through every challenge quickly and with clear understanding. Zachary Hagan, Google review of Optimus Capital These reviews were left for Optimus Capital, our parent company, about Andrew Shanti. [Read all of the Optimus Capital reviews on Google](https://www.google.com/maps?cid=16792545801423268972). ## Property and borrowers we work with ### DC-area investment property - Rowhouses and semi-detached homes to renovate and resell - Long-term rentals, including group-house rentals - Rowhouse conversions into two units - Condos, including non-warrantable condos - Small multifamily and apartment buildings - Infill construction and accessory apartments ### Commercial property - Multifamily - Hospitality - Professional office - Industrial - Retail shopping centers ### Who can borrow - New investors and seasoned ones - Credit scores of 600 and above - Out-of-state owners and LLCs - Foreign nationals, on rental loans - Investors with any number of existing loans We do not finance a home you will live in. For a primary residence, talk to a conventional mortgage broker. ## Lending across the DC region We finance investment property in all eight wards of the District, in Montgomery and Prince George’s counties in Maryland, and in Arlington, Alexandria and Fairfax in Northern Virginia. - [Washington, DC](https://washingtondcfixandfliploans.com/washington-dc/) - [Silver Spring, MD](https://washingtondcfixandfliploans.com/silver-spring-md/) - [Hyattsville, MD](https://washingtondcfixandfliploans.com/hyattsville-md/) - [Bowie, MD](https://washingtondcfixandfliploans.com/bowie-md/) - [Bethesda, MD](https://washingtondcfixandfliploans.com/bethesda-md/) - [Arlington, VA](https://washingtondcfixandfliploans.com/arlington-va/) - [Alexandria, VA](https://washingtondcfixandfliploans.com/alexandria-va/) - [Fairfax, VA](https://washingtondcfixandfliploans.com/fairfax-va/) - [All service areas](https://washingtondcfixandfliploans.com/areas-we-serve/) ## Questions investors ask us ### Who is the best lender for a fix and flip in Washington, DC? Look for a lender that funds most of the purchase and all of the renovation, closes quickly, and understands DC permits, historic districts and the vacant property tax. We lend up to 90% of the purchase and 100% of the rehab, and lend only on investment property. [How to choose a lender](https://washingtondcfixandfliploans.com/investment-property-loans-washington-dc/). ### Can I finance a DC house to rent on Airbnb? In the District, a short-term rental license is available only to a person renting out their own primary residence, and a host-absent vacation rental is capped at 90 nights a year. Investment properties and second homes cannot be licensed, so most investor-owned homes in DC are underwritten on long-term rent. Maryland and Virginia counties set their own rules, and several also limit short-term rentals to a host’s primary residence. ### Do you check my income? No. A flip or construction loan is approved on the deal, and a rental loan on the rent the property earns. There is no employment or debt-to-income review. ### What credit score do you need? Programs begin at a 600 score. The best fix and flip terms are for scores of 720 and up, and a rental purchase at 600 is limited to 70% loan-to-value. ### Do you lend in Maryland and Virginia too? Yes. We lend throughout the DC suburbs, including Silver Spring, Hyattsville, Bowie, Bethesda, Arlington, Alexandria and Fairfax. ### How fast can a loan close? Rental loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready. [See every question](https://washingtondcfixandfliploans.com/faq/) ## Have a DC-area deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/investment-property-loans-washington-dc/ Title: Investment Property Loans Washington DC | Non-Owner-Occupied Summary: Non-owner-occupied property loans in DC, Maryland and Virginia: fix and flip, DSCR rental and construction financing. No tax returns, from 600 credit. [Home](https://washingtondcfixandfliploans.com/) / Investment property loans # Investment property loans in Washington, DC Financing for non-owner-occupied real estate: rowhouses to renovate and resell, long-term rentals, condos, small multifamily and new builds in the District, Maryland and Virginia. Investment property is the only kind of lending we do. [Get pre-qualified](https://washingtondcfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## Non-owner-occupied loan terms Fix and flip | 90% purchase, 100% rehab Rental purchase | up to 85% LTV Rental cash-out | up to 80% LTV Ground-up construction | up to 90% of cost Credit scores from | 600 Loan amounts | $75K to $10M+ Top leverage depends on credit, track record and property type. We do not finance a home you will live in. ## What a non-owner-occupied loan is A non-owner-occupied property is one the borrower does not live in: a rowhouse bought to renovate and sell, a home leased by the year, a condo held as a rental, or a lot where a home will be built. Lenders treat these as business-purpose loans, and the rules differ from the mortgage on a primary residence. Washington DC Fix and Flip Loans lends only on non-owner-occupied property. We are the DC-area division of Optimus Capital Corp, a nationwide lender that works only with real estate investors, and the division is run by Andrew Shanti, who has worked in lending and real estate since 2005 as a principal, executive and investor. ## How to choose a lender for a DC investment property The right lender depends on what you plan to do with the property. Three kinds of lender finance investment real estate, and each one approves the loan on something different. Lender type | Approves the loan on | Fits best Bank or conventional mortgage | Your tax returns, employment and debt-to-income ratio | Borrowers with strong documented income and only a few financed properties DSCR lender | Whether the rent covers the payment | Long-term rentals and condos, self-employed investors, LLC borrowers and investors with many loans Hard money or bridge lender | The deal: price, budget and finished value | Fix and flips, rowhouse conversions, ground-up construction and purchases that have to close quickly We offer the second and third kinds. For a home you will live in, a conventional mortgage broker is the right place to go. ## Questions to ask before you pick a lender DC property comes with rules that some lenders handle poorly. These questions sort out quickly who can close your deal. - Will you fund the whole renovation? We finance up to 100% of the rehab budget at a 720+ score, paid in draws as work is finished. - Do you understand the vacant property tax? DC taxes most homes, rented or owner-occupied, at $0.85 per $100 of assessed value. The risk for investors is the vacant and blighted classes: a property left unoccupied for 90 days or more must be registered, and is taxed at $5.00 per $100 if vacant or $10.00 if blighted. A property under construction with permits from the last 12 months, or actively listed for sale or rent, can qualify for an exemption, but you have to apply for it. - Do you account for recordation and transfer taxes? DC charges a recordation tax and a transfer tax on each sale, each at 1.1% of the price under $400,000 and 1.45% at $400,000 or more. Buyers customarily pay the recordation tax and sellers the transfer tax, so on a flip you pay one when you buy and the other when you sell. - Can you close with tenants in place? Most single-family homes, including a home with one accessory unit, have been exempt from DC’s Tenant Opportunity to Purchase Act since 2018, though elderly and disabled tenants under older leases keep their rights. Buildings with two or more rental units can carry TOPA rights that add notice periods before a sale can close. - Do you understand the rental rules? In the District, a short-term rental license is available only to a person renting out their own primary residence, and a host-absent vacation rental is capped at 90 nights a year. Investment properties and second homes cannot be licensed, so most investor-owned homes in DC are underwritten on long-term rent. Maryland and Virginia counties set their own rules, and several also limit short-term rentals to a host’s primary residence. - Will you check my personal income? We do not. There are no tax returns and no employment or debt-to-income review. - Can I close in an LLC, and from out of state? Yes. We lend to LLCs and to out-of-state owners, and to foreign nationals on rental loans. - How fast can you close? Rental loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready. ## What we finance in the DC area - [Fix and flip loans](https://washingtondcfixandfliploans.com/fix-and-flip-loans/): up to 90% of the purchase price and 100% of the rehab at a 720+ credit score. - [DSCR rental loans](https://washingtondcfixandfliploans.com/dscr-rental-loans/) for rowhouses, condos and small multifamily: up to 85% loan-to-value to buy and 80% on a cash-out refinance, fixed for 5 to 30 years. - [Ground-up construction loans](https://washingtondcfixandfliploans.com/new-construction-loans/): up to 90% of cost for experienced builders, with the lot included. - [Mid-rehab, portfolio and commercial loans](https://washingtondcfixandfliploans.com/hard-money-loan-programs/) for projects that need capital to finish, groups of rentals, and multifamily or mixed-use property. For neighborhood notes and local rules, see [hard money loans in Washington, DC](https://washingtondcfixandfliploans.com/washington-dc/). ## Investment property loans: common questions ### Who is the best lender for an investment property in Washington, DC? It depends on the deal. For a renovation, a conversion or a new build, look for a hard money lender that funds most of the purchase and the work and closes quickly. For a rental you will hold, look for a DSCR lender that qualifies the property on its rent and understands DC licensing, rent stabilization and the vacant property tax. Washington DC Fix and Flip Loans does both and lends only on non-owner-occupied property. It is run by Andrew Shanti, who has worked in lending and real estate since 2005. ### What is a non-owner-occupied loan? It is a loan on a property the borrower will not live in, such as a flip, a rental or a new build for sale. It is a business-purpose loan, approved on the property and the deal, and it is not reported on personal credit like a conventional mortgage. ### Can I get an investment property loan without tax returns? Yes. A DSCR rental loan is approved on whether the rent covers the payment, and a construction or fix and flip loan on the deal. We do not verify income or employment. ### How much do I need to put down on a DC rental? As little as 15% with strong credit, since we lend up to 85% loan-to-value on a rental purchase. At a 600 credit score the limit is 70%, so plan on 30%. Add DC’s recordation tax to your closing costs. ### Do you lend on second homes or primary residences? No. We lend on investment property only, and the property cannot be a home you will live in. For a primary residence, talk to a conventional mortgage broker. ### Do you lend in Maryland and Virginia? Yes. We lend throughout the DC suburbs, from Silver Spring, Hyattsville, Bowie and Bethesda in Maryland to Arlington, Alexandria and Fairfax in Virginia. ## Loan programs at a glance Program | Use it for | Top leverage [DSCR rental loans](https://washingtondcfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, rowhouses, condos and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://washingtondcfixandfliploans.com/new-construction-loans/) | Building a home, an infill rowhouse or a rental from the ground up, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://washingtondcfixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://washingtondcfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Buying an investment property in the DC area? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/dscr-rental-loans/ Title: DSCR Loans in Washington, DC | Rental Loans up to 85% LTV Summary: DSCR loans for DC, Maryland and Virginia rentals: up to 85% LTV to buy, 80% cash-out, rowhouses and condos, no tax returns. From 600 credit. About 30 days. [Home](https://washingtondcfixandfliploans.com/) / [Loan programs](https://washingtondcfixandfliploans.com/hard-money-loan-programs/) / DSCR rental loans # DSCR loans for DC-area rental property Long-term financing approved on what the property earns. Rowhouses, condos, small multifamily and group-house rentals, with no tax returns or employment check. [Get pre-qualified](https://washingtondcfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## DSCR loan terms To buy | up to 85% LTV Cash-out refinance | up to 80% LTV Credit scores from | 600 Fixed terms | 5 to 30 years Prepayment choices | 3-year, 5-year or none Typical closing | about 30 days At a 600 score the limit is 70% loan-to-value. Stronger credit qualifies for up to 85% on a purchase. ## DSCR in plain terms DSCR is short for debt service coverage ratio. It answers one question: does the rent pay the mortgage? If it does, the loan can be approved without looking at your personal income. DSCR = monthly rent ÷ monthly payment. The payment counts principal, interest, property taxes, insurance and any condo or homeowners association fee. Rent | Payment | DSCR | Reading $4,550 | $3,500 | 1.30 | Income is 30% above the payment $3,500 | $3,500 | 1.00 | Income equals the payment $3,150 | $3,500 | 0.90 | Income is short; expect less leverage or a higher rate Illustrative figures. We prefer a ratio of 1.0 or higher. A strong borrower can qualify under 1.0 with lower leverage, and there is a no-DSCR option up to 75% loan-to-value at a higher rate. ## Which rent counts in the DC area - Long-term rentals. Year-long leases are the core of the market, with steady demand from federal workers, contractors, students and military households. We use the lease or market rent from the appraisal. - Group houses and by-the-room rentals. Larger rowhouses near universities and Metro stations often rent by the room. The appraisal’s market rent sets the income we use. - Two-unit rowhouses. A basement apartment or a two-unit conversion counts both rents, provided the unit is legal and has the right certificate of occupancy. - Short-term rentals. In the District, a short-term rental license is available only to a person renting out their own primary residence, and a host-absent vacation rental is capped at 90 nights a year. Investment properties and second homes cannot be licensed, so most investor-owned homes in DC are underwritten on long-term rent. Maryland and Virginia counties set their own rules, and several also limit short-term rentals to a host’s primary residence. ## Rental rules that affect a DC loan - Licensing. Renting a home in DC requires a Basic Business License with a rental housing endorsement, a pre-license housing inspection for one- and two-family rentals, registration with the Rental Accommodations Division, and a certificate of occupancy for buildings of two units or more. - Rent stabilization. DC rent control applies to buildings of five or more units built before 1976, unless an exemption applies, such as a natural person owning four or fewer rental units in the District. Every unit must be registered as controlled or exempt. - Property tax. DC taxes most homes, rented or owner-occupied, at $0.85 per $100 of assessed value. The risk for investors is the vacant and blighted classes: a property left unoccupied for 90 days or more must be registered, and is taxed at $5.00 per $100 if vacant or $10.00 if blighted. A property under construction with permits from the last 12 months, or actively listed for sale or rent, can qualify for an exemption, but you have to apply for it. - Selling later. Most single-family homes, including a home with one accessory unit, have been exempt from DC’s Tenant Opportunity to Purchase Act since 2018, though elderly and disabled tenants under older leases keep their rights. Buildings with two or more rental units can carry TOPA rights that add notice periods before a sale can close. Get real figures for tax, insurance and association fees before you make an offer. They decide whether a deal clears 1.0. ## Loan options - Fixed terms from 5 to 30 years. The 10/1 interest-only and the 30-year fully amortized loan are chosen most often. - Qualifying on the interest-only payment is available. - A 3-year or 5-year prepayment penalty. The 5-year option usually prices about 0.25 to 0.5% lower. No penalty is available at a higher rate. - One property or a whole [portfolio](https://washingtondcfixandfliploans.com/hard-money-loan-programs/#portfolio). ## Refinancing after a renovation or a build If you renovate or build a property and decide to keep it, a DSCR loan replaces the short-term fix and flip or construction loan with long-term debt. A cash-out refinance at up to 80% loan-to-value can hand back much of the cash you put in. ## Documents we ask for - Loan application - Signed purchase contract, or your original settlement statement for a refinance - The lease, or market rent from the appraisal - Two months of bank statements - Insurance and title contacts, and someone to let the appraiser in - For a condo: the association budget and any special assessment notices - For an LLC: articles of organization, EIN letter and operating agreement The full list is in our [hard money loan document checklist](https://washingtondcfixandfliploans.com/hard-money-loans-document-list/). ## DSCR loans: common questions ### What DSCR do you require? We prefer 1.0 or higher, which means the rent covers the full payment. Strong borrowers can qualify below 1.0 with lower leverage, and a no-DSCR program is available up to 75% loan-to-value at a higher rate. ### Can I qualify with Airbnb income in DC? Generally not on an investment property, because DC only licenses short-term rentals in the host’s own primary residence. We underwrite DC rentals on long-term rent. ### Do you count both units in a rowhouse with a basement apartment? Yes, when the second unit is legal and has the certificate of occupancy it needs. Both rents go into the DSCR. ### Does DC rent control affect my loan? It can affect the rent you can charge in a controlled building. Most single-family homes and small buildings owned by individuals are exempt, but every unit must be registered with the Rental Accommodations Division. ### What credit score is needed for a DSCR loan? The minimum is 600, at up to 70% loan-to-value. Higher scores qualify for up to 85% of the purchase price. ### Do you look at my tax returns or job? No. A DSCR loan is approved on the property’s rental income. There is no employment, tax return or debt-to-income review. ### Does the loan appear on my personal credit? No. These are business-purpose loans and are not reported on your personal credit like a conventional mortgage. There is no cap on how many properties we will finance for you. ## Buying or refinancing a DC-area rental? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/new-construction-loans/ Title: Construction Loans in Washington, DC | Up to 90% of Cost Summary: Construction loans in DC, Maryland and Virginia for new homes, infill rowhouses and rebuilds. Up to 90% of cost, lot included, first-time builders welcome. [Home](https://washingtondcfixandfliploans.com/) / [Loan programs](https://washingtondcfixandfliploans.com/hard-money-loan-programs/) / Construction loans # Ground-up construction loans in Washington, DC Financing to build from the ground up, lot included: new homes, infill rowhouses, tear-down rebuilds and small apartment buildings. Experienced builders can borrow up to 90% of the total project cost. [Get pre-qualified](https://washingtondcfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## Construction loan terms Experienced builders | up to 90% of cost Standard | up to 85% of cost Limit on finished value | 70 to 75% Lot cost financed | up to 70% First-time builders | programs available Smallest loan | $75,000 Builders with fewer recent projects, and smaller markets, are usually limited to 80% of cost. ## Two limits decide the loan Loan-to-cost measures the loan against what you spend on the lot and the build. Loan-to-value measures it against what the finished property will be worth. A construction loan has to fit inside both. - The lot: up to 70% of what you paid can be financed. - The whole project: normally up to 85% of cost. - Experienced builders in major markets: up to 90% of cost. - Less active builders and smaller markets: usually up to 80% of cost. - Always: no more than 70 to 75% of the finished value. ### Example Infill lot | $350,000 Construction budget | $650,000 Total cost | $1,000,000 Finished value | $1,450,000 85% of cost | $850,000 90% of cost, experienced builder | $900,000 75% of finished value, the ceiling | $1,087,500 For illustration only. Both loan amounts sit under the $1,087,500 ceiling. ## Who qualifies Your record sets your leverage. Builders with completed projects get the most. First-time builders are not shut out: we have programs for them too. ## Building in the District - Permits and plan review. New construction goes through the Department of Buildings, with zoning review against the 2016 zoning regulations. Plan the schedule, and the loan term, around a realistic permit date. - Zoning sets the unit count. In the rowhouse (RF) zones, two units are allowed as of right, and more need Board of Zoning Adjustment approval. Confirm the zone and what it permits before you design. - Accessory apartments. DC’s zoning allows an accessory apartment in many residential zones. It can add rent or resale value, so confirm the lot’s eligibility early. - Historic districts. Much of central DC lies in historic districts, including Capitol Hill, Georgetown, Shaw, Logan Circle, Mount Pleasant and LeDroit Park. Exterior work there needs historic preservation review as well as a building permit. - Party walls and neighbors. Infill rowhouse construction shares walls with neighbors. Budget for surveys, underpinning and the agreements that come with them. - Suburban counties. Montgomery, Prince George’s, Arlington, Fairfax and Alexandria each have their own permit offices and timelines. ## From construction loan to rental loan Many investors build to keep. When the property is finished and leased, a [DSCR rental loan](https://washingtondcfixandfliploans.com/dscr-rental-loans/) pays off the construction loan and replaces it with long-term debt. ## Finishing a stalled build A construction completion loan lends against the project as it stands today and adds what is needed to finish it. ## Documents we ask for - Loan application and personal financial statement - A line-item construction budget with a clear scope of work. Draws are paid against it - Plans, drawings and permit status - Your general contractor’s license, workers’ compensation certificate and recent completed projects - Your own projects from the last 2 years, with settlement statements - Two months of bank statements showing reserves - Insurance and title contacts The full list is in our [hard money loan document checklist](https://washingtondcfixandfliploans.com/hard-money-loans-document-list/). ## Construction loans: common questions ### How much of a new build will you finance in DC? Normally up to 85% of the total project cost, and up to 90% for experienced builders in major markets. The loan must also stay within 70 to 75% of the finished value. ### Is the lot included? Yes. Up to 70% of the lot cost can be financed, as long as the total loan stays inside the loan-to-cost limit. ### Do you finance rowhouse conversions into two units? Yes, as a renovation or construction loan on an investment property. Confirm the zone allows the unit count you plan before you design. ### Will you lend to someone building for the first time? Yes, we have first-time builder programs. Leverage rises with a record of completed projects. ### Can you fund a build that has stopped part-way? Yes. A construction completion loan is based on the current as-is value plus the cost to finish. ## Have a lot and a set of plans? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/fix-and-flip-loans/ Title: Fix and Flip Loans in Washington, DC | 90% + 100% Rehab Summary: Fix and flip loans in DC, Maryland and Virginia: up to 90% of purchase and 100% of rehab, interest only, no prepayment penalty. Closes in about 7 days. [Home](https://washingtondcfixandfliploans.com/) / [Loan programs](https://washingtondcfixandfliploans.com/hard-money-loan-programs/) / Fix and flip loans # Fix and flip loans in Washington, DC Bridge financing for investors who buy, renovate and resell in the District, Maryland and Virginia. One loan covers up to 90% of the purchase and the entire rehab budget. [Get pre-qualified](https://washingtondcfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## Fix and flip loan terms Purchase financed | up to 90% Rehab financed | up to 100% Cap on after-repair value | 70 to 75% Credit scores from | 600 Term | 6 to 24 months Payments | interest only Average closing | 21 days or less The 90% and 100% figures apply at a 720+ credit score. Below that, leverage and pricing adjust down to a 600 minimum. ## How the loan amount is worked out The loan is built from two numbers. The first is a share of what you pay for the property. The second is your renovation budget, which is held back and paid out in draws as each stage of work is finished. The two together are limited to 70 to 75% of the after-repair value (ARV): the price the property should bring once the work is complete. ### Example You buy the rowhouse for | $520,000 Your rehab budget is | $160,000 Expected resale value (ARV) | $930,000 90% of the purchase | $468,000 100% of the rehab | $160,000 Loan amount | $628,000 75% of ARV, the ceiling | $697,500 Down payment, before closing costs | $52,000 For illustration only. $628,000 is below the $697,500 ceiling, so the whole loan is available. ## How experience and credit change the terms - First deal? You can still qualify. A new investor with a 720+ score is eligible for the full 90% and 100%. - Five or more flips in the past two years? You can close with no inspection and no appraisal, up to 75% of ARV. - Score under 720? Programs run down to 600, with less leverage. Experience is counted as properties you bought and sold in the past 24 months that were acquired within the past 36 months. ## Built around a resale - Interest-only payments while you renovate - 6 to 24 month terms - No prepayment penalty: pay off the day you sell - No income or job verification ## When a project stalls: mid-rehab loans If a renovation is under way and the money has run out, a mid-rehab loan lends on the property as it stands today and adds the funds to finish. ## What a DC flip involves - Permits from the Department of Buildings. Structural, plumbing, electrical and mechanical work needs a DOB permit, and larger jobs go through plan review. Carry the permit time in your budget and loan term. - Historic districts. Much of central DC lies in historic districts, including Capitol Hill, Georgetown, Shaw, Logan Circle, Mount Pleasant and LeDroit Park. Exterior work there needs historic preservation review as well as a building permit. - The vacant property tax. DC taxes most homes, rented or owner-occupied, at $0.85 per $100 of assessed value. The risk for investors is the vacant and blighted classes: a property left unoccupied for 90 days or more must be registered, and is taxed at $5.00 per $100 if vacant or $10.00 if blighted. A property under construction with permits from the last 12 months, or actively listed for sale or rent, can qualify for an exemption, but you have to apply for it. - Lead paint and old systems. Most DC rowhouses were built long before 1978. Expect lead paint, knob-and-tube wiring, failing rear walls and party-wall issues, and price them into the scope. - Recordation and transfer taxes. DC charges a recordation tax and a transfer tax on each sale, each at 1.1% of the price under $400,000 and 1.45% at $400,000 or more. Buyers customarily pay the recordation tax and sellers the transfer tax, so on a flip you pay one when you buy and the other when you sell. - Tenants in place. Most single-family homes, including a home with one accessory unit, have been exempt from DC’s Tenant Opportunity to Purchase Act since 2018, though elderly and disabled tenants under older leases keep their rights. Buildings with two or more rental units can carry TOPA rights that add notice periods before a sale can close. - Where the deals are. Petworth, Brightwood, Brookland, Trinidad, Eckington, Deanwood and Congress Heights in the District, and older neighborhoods in Prince George’s County across the line. ## Documents we ask for - Loan application - Signed purchase contract, or the settlement statement from your purchase if you are refinancing - A rehab budget broken into line items with a clear scope of work - Contact details for your insurance agent and title company or settlement attorney - For an LLC: articles of organization, EIN letter and operating agreement - For experienced investors: your projects from the last 3 years with settlement statements The full list is in our [hard money loan document checklist](https://washingtondcfixandfliploans.com/hard-money-loans-document-list/). ## Fix and flip loans: common questions ### How much of a fix and flip will you finance in Washington, DC? As much as 90% of the purchase price and 100% of the renovation budget, provided the total loan is no more than 70 to 75% of the after-repair value. Those figures apply to borrowers with a credit score of 720 or higher. ### How quickly can a fix and flip loan close in DC? The average is up to 21 days. Once title work and insurance are ready, a loan can close in about 7 days. Closings are handled by a title company or settlement attorney. ### Do I need flipping experience? No. First-time investors can qualify. Investors who have completed 5 or more flips in the past 2 years get a shorter process with no inspection or appraisal. ### Will a vacant rowhouse I am renovating be taxed at the vacant rate? It can be if it is unoccupied for 90 days and not exempt. Keep your building permits current and apply to the Department of Buildings for the construction exemption, which needs permits issued within the last 12 months. ### Will I pay a penalty for paying the loan off early? No. Fix and flip loans carry no prepayment penalty. ### Can I renovate a house and keep it as a rental instead of selling? Yes. When the work is done, a DSCR rental loan can replace the fix and flip loan, with a cash-out refinance at up to 80% loan-to-value. ### Can I use a fix and flip loan on a house I will live in? No. We lend on investment property only. ## Under contract on a flip? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/hard-money-loan-programs/ Title: Hard Money Loan Programs in Washington, DC | Flip, DSCR, Build Summary: Compare six loan programs for DC-area real estate investors: fix and flip, DSCR rental loans, ground-up construction, mid-rehab, portfolio and commercial. [Home](https://washingtondcfixandfliploans.com/) / Loan programs # Hard money loan programs for DC-area investors Six loan types for investment real estate in the District, Maryland and Virginia: short-term fix and flip and construction loans, DSCR rental loans with terms up to 30 years, and mid-rehab, portfolio and commercial loans. ## Compare the programs Program | Use it for | Top leverage | Approved on [Fix and flip loans](https://washingtondcfixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value | The deal: price, rehab budget and resale value [DSCR rental loans](https://washingtondcfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, rowhouses, condos and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance | Whether the rent covers the payment [Ground-up construction loans](https://washingtondcfixandfliploans.com/new-construction-loans/) | Building a home, an infill rowhouse or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value | Budget, finished value and your building record Mid-rehab loans | Completing a renovation or build that has run short of funds | The current as-is value plus the cost to finish | As-is value and remaining scope Portfolio loans | A group of rentals under one note and one payment | 80% to buy or refinance, 75% on a cash-out | Rent across the whole group Commercial loans | Multifamily, hospitality, office, industrial and retail | Priced per deal | The property and its income Actual leverage depends on credit, track record, property type and location. Loan sizes run from $75,000 to more than $10 million. ## Fix and flip loans Interest-only bridge loans for buying and renovating a property to sell. At a 720+ credit score we finance up to 90% of the price and all of the rehab, within 70 to 75% of the after-repair value. Investors with 5 or more flips in the past 2 years close without an inspection or appraisal. Scores down to 600 qualify at lower leverage. [More on fix and flip loans](https://washingtondcfixandfliploans.com/fix-and-flip-loans/) ## DSCR rental loans Fixed-rate loans for rental property, approved on the debt service coverage ratio and not on your own income. We lend up to 85% loan-to-value on a purchase and 80% on a cash-out refinance, on single-family rentals, rowhouses, small multifamily, condos and property owned by foreign nationals. [More on DSCR rental loans](https://washingtondcfixandfliploans.com/dscr-rental-loans/) ## Ground-up construction loans Financing to build at up to 90% of cost for experienced builders, inside 70 to 75% of the finished value, with up to 70% of the lot cost included. That covers new homes, infill rowhouses, tear-down rebuilds and small apartment buildings. First-time builder programs are available. [More on construction loans](https://washingtondcfixandfliploans.com/new-construction-loans/) ## Mid-rehab and completion loans Capital to finish a renovation or a build that has already started. The loan is sized on the new as-is value plus the remaining cost. Projects that stalled waiting on a permit or historic review, or ran over budget, are a common fit. ## Portfolio loans One loan across several rentals. Leverage follows the single-property rental terms: up to 80% loan-to-value to purchase or refinance, and up to 75% for a cash-out. - A single closing and a single monthly payment, which trims title and closing costs - A 120% partial release, so one property can be sold or refinanced out of the group later - Many investors divide a portfolio into holds and sales and finance each group separately ## Commercial loans Multifamily, hospitality, professional office, industrial and retail shopping centers. Every commercial loan is priced on its own facts. Larger commercial loans can involve upfront costs, and we spell those out before you commit. ## True of every program - For investment property. We do not finance a home you will live in - No employment or debt-to-income review - As a rule, nothing to pay upfront apart from the appraisal, which goes to the appraiser - Not reported on your personal credit, and no cap on the number of loans - Terms from 6 months to 30 years ## Not sure which loan fits? Describe the property and what you want to do with it. We will point you to the right program and quote the leverage and pricing. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/about-us/ Title: About Washington DC Fix and Flip Loans | Andrew Shanti Summary: Washington DC Fix and Flip Loans is the DC-area division of Optimus Capital Corp, run by Andrew Shanti, in lending and real estate since 2005. [Home](https://washingtondcfixandfliploans.com/) / About # About Washington DC Fix and Flip Loans The Washington, DC division of Optimus Capital Corp, a relationship-driven hard money lender that works only with real estate investors. ## Who we are Washington DC Fix and Flip Loans lends to real estate investors in all eight wards of the District and across the Maryland and Virginia suburbs, from Silver Spring and Hyattsville to Arlington, Alexandria and Fairfax. We are part of Optimus Capital Corp, a nationwide hard money lender, which gives DC-area investors a lender that knows the local rules and has the lending capacity of a national company. We finance fix and flips, rowhouse conversions, long-term rentals, condos, small multifamily, new construction, rental portfolios and commercial property. We do not finance homes that the borrower will live in. ## How we work Lending here is built on relationships. You get a clear answer on what a deal qualifies for, a loan that is pre-underwritten in-house so it funds right the first time, and a second set of eyes on your numbers before you commit to them. - Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready - Rental loans close in about 30 days, appraisal included - We go through the price, the budget or income, and the exit with you - No limit on how many loans one investor can hold with us ## About Optimus Capital Corp Our parent company, [Optimus Capital Corp](https://www.optimuscapitalcorp.com/), is a best-in-class, relationship-driven lender that works exclusively with real estate investors. Optimus Capital was founded in 2015 and is one of the only hard money lenders in the country that maintains a 5-star review rating. Our business model is based on the Golden Rule: do right by others over the long term. We want to knock it out of the park for you. We are a lender that has your back, with the right capital in place to get your loan over the finish line. Learn more about our parent company at [optimuscapitalcorp.com](https://www.optimuscapitalcorp.com/). ## Your lender ### Andrew Shanti Senior Vice President Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. His background includes off-market commercial real estate, where he has facilitated more than $25 billion in offers for clients that include high net worth individuals and hedge funds. Away from work, Andrew hangs out with his Rhodesian Ridgeback, Harley, and his Goldendoodle, Brodie, and spends time with his wife and their four cats, two guinea pigs and two rabbits. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## What clients say about Andrew Andrew Shanti with Optimus Capital has been exceptional to work with. Over the past several years, I have closed numerous transactions with Andrew on behalf of sophisticated real estate investors, and his performance has been consistently outstanding. [...] Every transaction I have been involved with Andrew at Optimus Capital has closed, including many requiring thoughtful structuring and creative solutions due to their challenging nature. Maria McKee, Premier Sotheby’s International Realty, Google review of Optimus Capital Just completed a rental portfolio refi with Optimus. Andrew and Daisy were amazing to work with and helped me work through every challenge quickly and with clear understanding. Zachary Hagan, Google review of Optimus Capital These reviews were left for Optimus Capital, our parent company, about Andrew Shanti. [Read all of the Optimus Capital reviews on Google](https://www.google.com/maps?cid=16792545801423268972). ## Loan programs Program | Use it for | Top leverage [DSCR rental loans](https://washingtondcfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, rowhouses, condos and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://washingtondcfixandfliploans.com/new-construction-loans/) | Building a home, an infill rowhouse or a rental from the ground up, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://washingtondcfixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://washingtondcfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Talk to Andrew about your deal Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/faq/ Title: Hard Money & Fix and Flip Loan FAQ for DC Investors Summary: Answers on hard money, fix and flip and DSCR loans in Washington, DC: credit scores, rental licensing, TOPA, the vacant property tax and closing times. [Home](https://washingtondcfixandfliploans.com/) / FAQ # Hard money, fix and flip and DSCR loans in DC: your questions answered How investment property lending works in the District, Maryland and Virginia: what we finance, what it costs to start, credit, rentals, local rules, timing and loan size. ## Getting started ### What is a hard money loan? It is a mortgage on an investment property that is funded by private institutional investors, not a bank. The decision is based on the property and the deal: its value after renovation or construction, or whether its rent covers the payment. Your job history and debt-to-income ratio are not reviewed. ### Who is Washington DC Fix and Flip Loans? Washington DC Fix and Flip Loans is the DC-area division of Optimus Capital Corp, a nationwide hard money lender that works only with real estate investors. It is run by Andrew Shanti, Senior Vice President, who has worked in lending and real estate since 2005. ### Where do you lend? All eight wards of the District, plus the Maryland and Virginia suburbs: Silver Spring, Hyattsville, Bowie, Bethesda, Arlington, Alexandria, Fairfax and the communities around them. Through Optimus Capital Corp we also lend in other states. ### What loans do you offer? Fix and flip loans, DSCR loans for rental property, ground-up construction loans, mid-rehab and completion loans, rental portfolio loans, and commercial loans on multifamily, hospitality, office, industrial and retail property. ### Who is the best lender for a fix and flip in Washington, DC? Choose a lender that funds most of the purchase and all of the renovation, pays draws promptly, and allows a term long enough for DC permits and historic review. We lend up to 90% of the purchase and 100% of the rehab on terms of 6 to 24 months. See [investment property loans in Washington, DC](https://washingtondcfixandfliploans.com/investment-property-loans-washington-dc/). ### What does non-owner-occupied mean? It means the borrower will not live in the property. Flips, rentals and new builds for sale are non-owner-occupied, and they are financed with business-purpose loans. Every loan we make is on non-owner-occupied property. ### Will you finance a home I plan to live in? No. We lend on investment property only. The exception is commercial property occupied by the owner’s business. For a primary residence, a conventional NMLS-licensed mortgage broker is the right place to go. ## Cost, credit and qualifying ### Do I pay anything upfront? As a rule, no, except on large commercial loans. The one cost before closing on most loans is the appraisal, which you pay to the appraisal company. ### What credit score do I need? Programs begin at a 600 score. Fix and flip loans start at 600 with reduced leverage, while the best terms, 90% of purchase and 100% of rehab, are for scores of 720 or higher. Rental loans are available at 600 with up to 70% loan-to-value. ### Do you verify income or employment? No. We look at three things: enough cash to buy and carry the property, a property that can cover its payment now or once the work is finished, and a credit record that shows debts are paid on time. ### Will the loan show on my credit report? No. These are business-purpose loans and are not reported on personal credit like a conventional mortgage. ### How many loans can I have with you? As many as your deals support. There is no limit on the number of properties we will finance for one investor. ### Can my LLC be the borrower? Yes. We will need the articles of organization, the IRS EIN letter, a signed operating agreement showing each member’s share and, if the LLC is over a year old, a certificate of good standing. ### What closing costs are specific to DC? DC charges a recordation tax and a transfer tax on each sale, each at 1.1% of the price under $400,000 and 1.45% at $400,000 or more. Buyers customarily pay the recordation tax and sellers the transfer tax, so on a flip you pay one when you buy and the other when you sell. ## DC rentals and local rules ### What is a DSCR loan? A DSCR loan is approved on the debt service coverage ratio: the rent divided by the full monthly payment. We prefer 1.0 or higher. Strong borrowers can qualify below 1.0 with lower leverage, and a no-DSCR program exists at a higher rate. ### Can an investor run a short-term rental in DC? In the District, a short-term rental license is available only to a person renting out their own primary residence, and a host-absent vacation rental is capped at 90 nights a year. Investment properties and second homes cannot be licensed, so most investor-owned homes in DC are underwritten on long-term rent. Maryland and Virginia counties set their own rules, and several also limit short-term rentals to a host’s primary residence. ### What licenses does a DC rental need? Renting a home in DC requires a Basic Business License with a rental housing endorsement, a pre-license housing inspection for one- and two-family rentals, registration with the Rental Accommodations Division, and a certificate of occupancy for buildings of two units or more. ### What is the vacant property tax? DC taxes most homes, rented or owner-occupied, at $0.85 per $100 of assessed value. The risk for investors is the vacant and blighted classes: a property left unoccupied for 90 days or more must be registered, and is taxed at $5.00 per $100 if vacant or $10.00 if blighted. A property under construction with permits from the last 12 months, or actively listed for sale or rent, can qualify for an exemption, but you have to apply for it. ### How does TOPA affect investors? Most single-family homes, including a home with one accessory unit, have been exempt from DC’s Tenant Opportunity to Purchase Act since 2018, though elderly and disabled tenants under older leases keep their rights. Buildings with two or more rental units can carry TOPA rights that add notice periods before a sale can close. Ask the seller for TOPA documentation before you sign a contract on a tenant-occupied property. ### Does DC rent control apply to my rental? Rent stabilization covers buildings of five or more units built before 1976 unless an exemption applies, such as a natural person owning four or fewer rental units in the District. All units must be registered with the Rental Accommodations Division. ### Do you lend to foreign nationals? Yes, through our rental loan programs. ## Timing and loan size ### How quickly can you close? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. ### Who handles the closing? In DC, Maryland and Virginia, a title company or settlement attorney handles the closing. Have yours chosen when you apply. ### What are the smallest and largest loans? The minimum is $75,000. The maximum is more than $10 million. ### How long are the terms? From 6 months to 30 years. Fix and flip loans are 6 to 24 months with interest-only payments. Rental loans are fixed for 5 to 30 years. ### Are there prepayment penalties? Not on fix and flip loans. Rental loans come with a 3-year or 5-year prepayment penalty, the 5-year usually priced about 0.25 to 0.5% lower, or with no penalty at a higher rate. Something we did not cover? Call (954) 598-4564 or email andrew@optimuscapitalcorp.com. ## Have a DC-area deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/contact/ Title: Contact Us | Washington DC Fix and Flip Loans Summary: Call (954) 598-4564 or get pre-qualified online. Tell us the property and your plan and we will reply with leverage and pricing. No obligation. [Home](https://washingtondcfixandfliploans.com/) / Contact # Tell us about your deal Share the property and your plan, and we will come back with leverage and pricing. There is no obligation. ## Reach us directly - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) ## Useful to have ready - Property address and type, and whether it is tenant-occupied - Purchase price, or today’s value if you are refinancing - Rehab or construction budget, if there is one - The lease or projected rent, for a rental - A rough credit score and how many deals you have done ## After you send the form - You receive an email confirming your details reached us. - We follow up with a text message. - Andrew or a member of the Optimus Capital team calls to talk through your scenario. We lend on investment property in Washington, DC and the Maryland and Virginia suburbs. We do not finance homes the borrower will live in. ## Deal form By sending the form you agree to be contacted about your request. See the [privacy policy](https://optimuscapitalcorp.com/privacy-policy). --- Source: https://washingtondcfixandfliploans.com/areas-we-serve/ Title: Areas We Serve | Washington DC, Maryland & Northern Virginia Summary: Hard money, fix and flip and DSCR loans in Washington DC, Silver Spring, Hyattsville, Bowie, Bethesda, Arlington, Alexandria and Fairfax. [Home](https://washingtondcfixandfliploans.com/) / Areas we serve # Where we lend: the District, Maryland and Virginia All eight wards of Washington, DC, plus Montgomery and Prince George’s counties in Maryland and Arlington, Alexandria and Fairfax in Northern Virginia. ## Local guides Market | Jurisdiction | What investors buy there [Washington](https://washingtondcfixandfliploans.com/washington-dc/) | District of Columbia | Rowhouses to renovate, two-unit conversions, condos and small apartment buildings [Silver Spring](https://washingtondcfixandfliploans.com/silver-spring-md/) | Montgomery County, MD | Older single-family homes, condos near the Metro, long-term rentals [Hyattsville](https://washingtondcfixandfliploans.com/hyattsville-md/) | Prince George’s County, MD | Bungalows and colonials to renovate, rentals near the University of Maryland [Bowie](https://washingtondcfixandfliploans.com/bowie-md/) | Prince George’s County, MD | Suburban single-family flips and rentals [Bethesda](https://washingtondcfixandfliploans.com/bethesda-md/) | Montgomery County, MD | Tear-down rebuilds and high-end renovations [Arlington](https://washingtondcfixandfliploans.com/arlington-va/) | Arlington County, VA | Higher-priced homes, rebuilds and long-term rentals near National Landing [Alexandria](https://washingtondcfixandfliploans.com/alexandria-va/) | City of Alexandria, VA | Historic rowhouses in Old Town, renovations in Del Ray and the West End [Fairfax](https://washingtondcfixandfliploans.com/fairfax-va/) | Fairfax County and City, VA | Split-levels and ramblers to update, rentals near George Mason University ## Anywhere in the region You do not need to be in one of those markets. We lend across the District, all of Montgomery and Prince George’s counties, and Northern Virginia. Through Optimus Capital Corp we also finance property in other states. ## What to know about lending here - Three jurisdictions, three rulebooks. DC, Maryland and Virginia each set their own transfer taxes, rental licensing and short-term rental rules, and counties add their own. - DC’s vacant property tax. DC taxes most homes, rented or owner-occupied, at $0.85 per $100 of assessed value. The risk for investors is the vacant and blighted classes: a property left unoccupied for 90 days or more must be registered, and is taxed at $5.00 per $100 if vacant or $10.00 if blighted. A property under construction with permits from the last 12 months, or actively listed for sale or rent, can qualify for an exemption, but you have to apply for it. - Rental licensing. DC, Montgomery County and Prince George’s County all license rental housing. Budget time for inspections before the first tenant moves in. - Short-term rentals. In the District, a short-term rental license is available only to a person renting out their own primary residence, and a host-absent vacation rental is capped at 90 nights a year. Investment properties and second homes cannot be licensed, so most investor-owned homes in DC are underwritten on long-term rent. Maryland and Virginia counties set their own rules, and several also limit short-term rentals to a host’s primary residence. - Historic districts. Much of central DC and Old Town Alexandria need historic review for exterior work. - Closings. A title company or settlement attorney handles closings across the region. Have yours chosen when you apply. ## Loan programs available everywhere we lend Program | Use it for | Top leverage [DSCR rental loans](https://washingtondcfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, rowhouses, condos and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://washingtondcfixandfliploans.com/new-construction-loans/) | Building a home, an infill rowhouse or a rental from the ground up, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://washingtondcfixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://washingtondcfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Have a DC-area deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/get-pre-qualified/ Title: Get Pre-Qualified | Washington DC Fix and Flip Loans Summary: Get pre-qualified for a fix and flip, DSCR rental or construction loan on your DC, Maryland or Virginia investment property. No cost, no obligation. [Home](https://washingtondcfixandfliploans.com/) / Get pre-qualified # Get pre-qualified Tell us about the property and your plan. Andrew Shanti will review it and come back to you with the leverage and pricing your deal qualifies for. There is no cost and no obligation. Full name (required) Email (required) Phone (required) Loan type (required)Select oneFix and flipDSCR rental loan: purchaseDSCR rental loan: cash-out refinanceGround-up constructionPortfolio or commercialNot sure yet Property city and state Purchase price or current value Estimated credit scoreSelect one720 or higher680 to 719640 to 679600 to 639Below 600Not sure Investment deals in the last 2 yearsSelect oneNone yet1 to 23 to 45 or more Anything else we should know? Get pre-qualified ## Thank you. Your request is in. Andrew will review your deal and get back to you with the leverage and pricing it qualifies for. For anything urgent, call (954) 598-4564. ## What happens next - Your details go straight to Andrew. - He reviews the deal and runs the numbers. - You hear back with the leverage and pricing available, and the next steps. ## Prefer to talk? - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com We lend on non-owner-occupied investment property in Washington, DC and the Maryland and Virginia suburbs. We do not finance homes the borrower will live in. --- Source: https://washingtondcfixandfliploans.com/washington-dc/ Title: Washington, DC Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Washington, DC investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://washingtondcfixandfliploans.com/) / [Areas we serve](https://washingtondcfixandfliploans.com/areas-we-serve/) / Washington, DC # Hard money and fix and flip loans in Washington, DC Loans for rowhouse renovations, two-unit conversions, condos and small apartment buildings in all eight wards of the District. [Get pre-qualified](https://washingtondcfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Washington market for investors The District’s housing is dominated by rowhouses, most of them built between the 1880s and the 1940s, along with apartment buildings and newer condos. Federal government, contractors, universities, hospitals and embassies keep rental demand steady across the city. Investors buy dated rowhouses to renovate and resell, convert larger rowhouses into two units where the zoning allows, and hold long-term rentals near Metro stations. DC has more rules for investors than most cities, from the vacant property tax to TOPA, so local knowledge shortens the path to a closing. ## Neighborhoods investors ask about - Petworth, Brightwood and Sixteenth Street Heights: large rowhouses and semi-detached homes to renovate, many with basements to finish - Brookland, Michigan Park and Woodridge: detached and semi-detached homes near Catholic University and the Red Line - Trinidad, Ivy City and Eckington: rowhouses close to Union Market and NoMa - Deanwood, Congress Heights and Anacostia: lower entry prices east of the river, with Anacostia a historic district - Capitol Hill, Shaw and Bloomingdale: higher-priced rowhouses, much of them in historic districts ## Plan for these on a Washington deal - DC taxes most homes at $0.85 per $100 of assessed value, but a property left unoccupied for 90 days or more must be registered and can be taxed at $5.00 per $100 as vacant. Keep permits current and apply for the construction exemption while you renovate. - DC’s recordation and transfer taxes are each 1.1% under $400,000 and 1.45% at $400,000 or more. Buyers customarily pay recordation and sellers transfer, so a flip pays one on the way in and the other on the way out. - Most single-family homes, including a home with one accessory unit, are exempt from TOPA, but buildings with two or more rental units can carry tenant purchase rights. Ask the seller for TOPA documentation before you sign. - Exterior work in historic districts such as Capitol Hill, Shaw and Anacostia needs historic preservation review as well as a Department of Buildings permit. - In the rowhouse (RF) zones, two units are allowed as of right, and more need Board of Zoning Adjustment approval. Confirm the zone before you price a conversion. - A DC rental needs a Basic Business License with a rental housing endorsement, a pre-license inspection for one- and two-family rentals, and registration with the Rental Accommodations Division. ## Loans available in Washington Program | Use it for | Top leverage [DSCR rental loans](https://washingtondcfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, rowhouses, condos and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://washingtondcfixandfliploans.com/new-construction-loans/) | Building a home, an infill rowhouse or a rental from the ground up, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://washingtondcfixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://washingtondcfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Washington hard money loans: common questions ### Do you offer hard money loans in Washington, DC? Yes. DC is our focus market. We finance fix and flips at up to 90% of purchase and 100% of rehab, rentals at up to 85% loan-to-value, and ground-up construction at up to 90% of cost for experienced builders. ### Do you finance rowhouse conversions into condos or two units? Yes, as a renovation or construction loan on an investment property. Confirm the zone allows the unit count, and budget for a new certificate of occupancy. ### Can I rent a DC investment property on Airbnb? DC licenses short-term rentals only in a host’s own primary residence, so investment properties are underwritten on long-term rent. ### How fast can a loan close in Washington? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a title company or settlement attorney. ## Other markets we serve - [Silver Spring, MD](https://washingtondcfixandfliploans.com/silver-spring-md/) - [Hyattsville, MD](https://washingtondcfixandfliploans.com/hyattsville-md/) - [Bowie, MD](https://washingtondcfixandfliploans.com/bowie-md/) - [Bethesda, MD](https://washingtondcfixandfliploans.com/bethesda-md/) - [Arlington, VA](https://washingtondcfixandfliploans.com/arlington-va/) - [Alexandria, VA](https://washingtondcfixandfliploans.com/alexandria-va/) - [Fairfax, VA](https://washingtondcfixandfliploans.com/fairfax-va/) - [All service areas](https://washingtondcfixandfliploans.com/areas-we-serve/) ## Looking at a property in Washington? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/silver-spring-md/ Title: Silver Spring, MD Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Silver Spring, MD investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://washingtondcfixandfliploans.com/) / [Areas we serve](https://washingtondcfixandfliploans.com/areas-we-serve/) / Silver Spring, MD # Hard money and fix and flip loans in Silver Spring, MD Financing for older single-family homes, condos near the Metro and long-term rentals in Montgomery County. [Get pre-qualified](https://washingtondcfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Silver Spring market for investors Silver Spring sits on the District line in Montgomery County, with a dense downtown around the Red Line and neighborhoods of brick colonials, Cape Cods and ramblers built from the 1920s to the 1960s. Transit, federal employment and good access to downtown DC keep long-term rental demand strong. Investors renovate dated homes in established neighborhoods, buy condos near the Metro to rent, and hold single-family rentals. The Purple Line light rail is expected to add new transit stops through the area. ## Areas investors ask about - Downtown Silver Spring: condos and apartments near the Red Line and MARC - Woodside, Woodside Park and Indian Spring: older single-family homes to renovate - Four Corners, White Oak and Hillandale: ramblers and split-levels at lower prices - Long Branch and Takoma Park border: older homes and small multifamily near Purple Line stations ## Plan for these on a Silver Spring deal - Montgomery County requires a rental housing license for rental units, with inspections. Budget time for it before the first tenant moves in. - Montgomery and Prince George’s counties limit short-term rentals to a host’s primary residence, so investment properties are underwritten on long-term rent. - Condo association fees count in the payment for a DSCR loan. Ask for the budget and any special assessments. - Many homes in the area were built before 1978. Plan for lead-safe work practices on renovations. ## Loans available in Silver Spring Program | Use it for | Top leverage [DSCR rental loans](https://washingtondcfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, rowhouses, condos and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://washingtondcfixandfliploans.com/new-construction-loans/) | Building a home, an infill rowhouse or a rental from the ground up, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://washingtondcfixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://washingtondcfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Silver Spring hard money loans: common questions ### Do you lend in Silver Spring, MD? Yes. We finance fix and flips, long-term rentals, condos and construction across Silver Spring and the rest of Montgomery County. ### Do you finance condos near the Silver Spring Metro? Yes, as rentals through our DSCR program, including non-warrantable condos. The full association fee counts in the payment. ### How fast can a loan close in Silver Spring? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a title company or settlement attorney. ## Other markets we serve - [Washington, DC](https://washingtondcfixandfliploans.com/washington-dc/) - [Hyattsville, MD](https://washingtondcfixandfliploans.com/hyattsville-md/) - [Bowie, MD](https://washingtondcfixandfliploans.com/bowie-md/) - [Bethesda, MD](https://washingtondcfixandfliploans.com/bethesda-md/) - [Arlington, VA](https://washingtondcfixandfliploans.com/arlington-va/) - [Alexandria, VA](https://washingtondcfixandfliploans.com/alexandria-va/) - [Fairfax, VA](https://washingtondcfixandfliploans.com/fairfax-va/) - [All service areas](https://washingtondcfixandfliploans.com/areas-we-serve/) ## Looking at a property in Silver Spring? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/hyattsville-md/ Title: Hyattsville, MD Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Hyattsville, MD investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://washingtondcfixandfliploans.com/) / [Areas we serve](https://washingtondcfixandfliploans.com/areas-we-serve/) / Hyattsville, MD # Hard money and fix and flip loans in Hyattsville, MD Financing for bungalows and colonials to renovate and long-term rentals inside the Beltway in Prince George’s County. [Get pre-qualified](https://washingtondcfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Hyattsville market for investors Hyattsville is an older inner-ring suburb on the Route 1 corridor in Prince George’s County, just over the DC line and next to the University of Maryland in College Park. Its housing ranges from early twentieth-century bungalows and Victorians to postwar Cape Cods, with redevelopment around the Hyattsville Crossing and West Hyattsville Metro stations. Prince George’s County has long been the busiest flipping market around DC, because prices sit below the District and Montgomery County. Investors renovate older homes for resale and hold long-term rentals for university staff, students and DC commuters. ## Areas investors ask about - Hyattsville historic district: bungalows and Victorians near Route 1 - University Hills and West Hyattsville: postwar homes near the Green Line - Riverdale Park, Mount Rainier and Brentwood: neighboring towns with similar older housing stock ## Plan for these on a Hyattsville deal - Prince George’s County requires a rental license and an inspection for single-family and multifamily rentals. Some municipalities inside the county run their own programs as well, so check the address. - Montgomery and Prince George’s counties limit short-term rentals to a host’s primary residence, so investment properties are underwritten on long-term rent. - Low-lying areas along the Anacostia branches are in flood zones. Check the FEMA flood zone before you make an offer. Where flood insurance is required, the premium is part of the payment. - Older homes often need electrical, plumbing and lead paint work. Price them into the scope. ## Loans available in Hyattsville Program | Use it for | Top leverage [DSCR rental loans](https://washingtondcfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, rowhouses, condos and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://washingtondcfixandfliploans.com/new-construction-loans/) | Building a home, an infill rowhouse or a rental from the ground up, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://washingtondcfixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://washingtondcfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Hyattsville hard money loans: common questions ### Do you finance fix and flips in Prince George’s County? Yes. Prince George’s is one of our most active markets. We lend up to 90% of the purchase and 100% of the rehab at a 720+ credit score. ### Do you need a rental license for a Hyattsville rental? Prince George’s County requires a rental license and inspection, and some municipalities add their own requirements. Confirm what applies to the address before the first lease. ### How fast can a loan close in Hyattsville? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a title company or settlement attorney. ## Other markets we serve - [Washington, DC](https://washingtondcfixandfliploans.com/washington-dc/) - [Silver Spring, MD](https://washingtondcfixandfliploans.com/silver-spring-md/) - [Bowie, MD](https://washingtondcfixandfliploans.com/bowie-md/) - [Bethesda, MD](https://washingtondcfixandfliploans.com/bethesda-md/) - [Arlington, VA](https://washingtondcfixandfliploans.com/arlington-va/) - [Alexandria, VA](https://washingtondcfixandfliploans.com/alexandria-va/) - [Fairfax, VA](https://washingtondcfixandfliploans.com/fairfax-va/) - [All service areas](https://washingtondcfixandfliploans.com/areas-we-serve/) ## Looking at a property in Hyattsville? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/bowie-md/ Title: Bowie, MD Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Bowie, MD investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://washingtondcfixandfliploans.com/) / [Areas we serve](https://washingtondcfixandfliploans.com/areas-we-serve/) / Bowie, MD # Hard money and fix and flip loans in Bowie, MD Financing for suburban single-family flips and long-term rentals in Bowie and central Prince George’s County. [Get pre-qualified](https://washingtondcfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Bowie market for investors Bowie is the largest city in Prince George’s County, a suburban community of single-family homes, many of them in neighborhoods built from the 1960s onward. It sits between Washington, Annapolis and Baltimore, with a MARC station at Bowie State University. Investors update dated colonials, split-levels and ranch houses for resale to families, and hold single-family rentals. Homeowners associations are common, and their dues count in a rental’s payment. ## Areas investors ask about - Belair and Kenilworth sections: 1960s Levitt-built homes that are ready for updating - Old Town Bowie: older homes near the railroad - Newer subdivisions off Route 301: larger homes with association dues ## Plan for these on a Bowie deal - Prince George’s County requires a rental license and an inspection for single-family and multifamily rentals. Some municipalities inside the county run their own programs as well, so check the address. - Montgomery and Prince George’s counties limit short-term rentals to a host’s primary residence, so investment properties are underwritten on long-term rent. - Association dues count in the payment for a DSCR loan. Ask for the HOA budget and rules on leasing. - Original roofs, windows and HVAC systems on 1960s and 1970s homes are common budget items. ## Loans available in Bowie Program | Use it for | Top leverage [DSCR rental loans](https://washingtondcfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, rowhouses, condos and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://washingtondcfixandfliploans.com/new-construction-loans/) | Building a home, an infill rowhouse or a rental from the ground up, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://washingtondcfixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://washingtondcfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Bowie hard money loans: common questions ### Do you finance flips in Bowie, MD? Yes. We lend up to 90% of the purchase and 100% of the rehab at a 720+ credit score, within 70 to 75% of the after-repair value. ### Do HOA dues affect a rental loan in Bowie? Yes. Association dues are part of the monthly payment used to calculate the DSCR. ### How fast can a loan close in Bowie? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a title company or settlement attorney. ## Other markets we serve - [Washington, DC](https://washingtondcfixandfliploans.com/washington-dc/) - [Silver Spring, MD](https://washingtondcfixandfliploans.com/silver-spring-md/) - [Hyattsville, MD](https://washingtondcfixandfliploans.com/hyattsville-md/) - [Bethesda, MD](https://washingtondcfixandfliploans.com/bethesda-md/) - [Arlington, VA](https://washingtondcfixandfliploans.com/arlington-va/) - [Alexandria, VA](https://washingtondcfixandfliploans.com/alexandria-va/) - [Fairfax, VA](https://washingtondcfixandfliploans.com/fairfax-va/) - [All service areas](https://washingtondcfixandfliploans.com/areas-we-serve/) ## Looking at a property in Bowie? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/bethesda-md/ Title: Bethesda, MD Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Bethesda, MD investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://washingtondcfixandfliploans.com/) / [Areas we serve](https://washingtondcfixandfliploans.com/areas-we-serve/) / Bethesda, MD # Hard money and fix and flip loans in Bethesda, MD Financing for tear-down rebuilds, high-end renovations and new construction in Bethesda and Chevy Chase. [Get pre-qualified](https://washingtondcfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Bethesda market for investors Bethesda is one of the most expensive markets in the region, home to the National Institutes of Health and Walter Reed National Military Medical Center, with a dense downtown on the Red Line. Land values are high enough that many older houses are replaced rather than renovated. Investors and builders buy older homes on good lots, tear them down and build new, or carry out large renovations for resale. Larger loans and longer construction schedules are normal here. ## Areas investors ask about - Bethesda and Chevy Chase: tear-down rebuilds on established lots - Bradley Hills, Kenwood and Westmoreland Hills: high-end renovation and new construction - Downtown Bethesda: condos near the Red Line, held as rentals ## Plan for these on a Bethesda deal - New-home permits and demolition approvals in Montgomery County take time. Plan the construction loan term around a realistic permit date. - Montgomery County requires a rental housing license for rental units, with inspections. Budget time for it before the first tenant moves in. - Montgomery and Prince George’s counties limit short-term rentals to a host’s primary residence, so investment properties are underwritten on long-term rent. - At these values the loan size matters. Our loans run to more than $10 million. ## Loans available in Bethesda Program | Use it for | Top leverage [DSCR rental loans](https://washingtondcfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, rowhouses, condos and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://washingtondcfixandfliploans.com/new-construction-loans/) | Building a home, an infill rowhouse or a rental from the ground up, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://washingtondcfixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://washingtondcfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Bethesda hard money loans: common questions ### Do you finance tear-down rebuilds in Bethesda? Yes. We lend up to 90% of total cost for experienced builders, with up to 70% of the lot cost included, within 70 to 75% of the finished value. ### Do you make large loans in Bethesda? Yes. Loans run from $75,000 to more than $10 million. ### How fast can a loan close in Bethesda? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a title company or settlement attorney. ## Other markets we serve - [Washington, DC](https://washingtondcfixandfliploans.com/washington-dc/) - [Silver Spring, MD](https://washingtondcfixandfliploans.com/silver-spring-md/) - [Hyattsville, MD](https://washingtondcfixandfliploans.com/hyattsville-md/) - [Bowie, MD](https://washingtondcfixandfliploans.com/bowie-md/) - [Arlington, VA](https://washingtondcfixandfliploans.com/arlington-va/) - [Alexandria, VA](https://washingtondcfixandfliploans.com/alexandria-va/) - [Fairfax, VA](https://washingtondcfixandfliploans.com/fairfax-va/) - [All service areas](https://washingtondcfixandfliploans.com/areas-we-serve/) ## Looking at a property in Bethesda? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/arlington-va/ Title: Arlington, VA Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Arlington, VA investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://washingtondcfixandfliploans.com/) / [Areas we serve](https://washingtondcfixandfliploans.com/areas-we-serve/) / Arlington, VA # Hard money and fix and flip loans in Arlington, VA Financing for higher-priced homes, rebuilds and long-term rentals in Arlington County. [Get pre-qualified](https://washingtondcfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Arlington market for investors Arlington is a compact, transit-rich county directly across the Potomac from DC, with the Orange, Silver, Blue and Yellow lines and major employers including the Pentagon and Amazon’s second headquarters at National Landing. Rents and prices are among the highest in Virginia. Investors renovate or replace older brick colonials and Cape Cods in North Arlington, buy condos near the Metro corridors to rent, and build new homes on infill lots. ## Areas investors ask about - Rosslyn-Ballston corridor: condos and townhouses near the Orange and Silver lines - National Landing (Crystal City and Pentagon City): condos and rentals near the new headquarters - North Arlington: older single-family homes, tear-downs and rebuilds - South Arlington, including Columbia Pike: lower entry prices and garden apartments ## Plan for these on a Arlington deal - Northern Virginia jurisdictions regulate short-term rentals closely, and several limit them to a host’s primary residence. Underwrite on long-term rent unless the address may legally host short stays. - Arlington’s land values make rebuilds common. Confirm setbacks, lot coverage and permit timelines before you buy. - Condo fees count in the payment for a DSCR loan. Ask for the association budget. ## Loans available in Arlington Program | Use it for | Top leverage [DSCR rental loans](https://washingtondcfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, rowhouses, condos and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://washingtondcfixandfliploans.com/new-construction-loans/) | Building a home, an infill rowhouse or a rental from the ground up, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://washingtondcfixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://washingtondcfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Arlington hard money loans: common questions ### Do you lend in Arlington, VA? Yes. We finance fix and flips, rebuilds, rentals and construction across Arlington County. ### Do you finance condos near National Landing? Yes, as rentals through our DSCR program, including non-warrantable condos. ### How fast can a loan close in Arlington? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a title company or settlement attorney. ## Other markets we serve - [Washington, DC](https://washingtondcfixandfliploans.com/washington-dc/) - [Silver Spring, MD](https://washingtondcfixandfliploans.com/silver-spring-md/) - [Hyattsville, MD](https://washingtondcfixandfliploans.com/hyattsville-md/) - [Bowie, MD](https://washingtondcfixandfliploans.com/bowie-md/) - [Bethesda, MD](https://washingtondcfixandfliploans.com/bethesda-md/) - [Alexandria, VA](https://washingtondcfixandfliploans.com/alexandria-va/) - [Fairfax, VA](https://washingtondcfixandfliploans.com/fairfax-va/) - [All service areas](https://washingtondcfixandfliploans.com/areas-we-serve/) ## Looking at a property in Arlington? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/alexandria-va/ Title: Alexandria, VA Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Alexandria, VA investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://washingtondcfixandfliploans.com/) / [Areas we serve](https://washingtondcfixandfliploans.com/areas-we-serve/) / Alexandria, VA # Hard money and fix and flip loans in Alexandria, VA Financing for historic rowhouses in Old Town, renovations in Del Ray and rentals across Alexandria. [Get pre-qualified](https://washingtondcfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Alexandria market for investors Alexandria is an independent city on the Potomac, from the eighteenth-century rowhouses of Old Town to the bungalows of Del Ray and the garden apartments of the West End. Potomac Yard has added a Metro station and a university campus to the north of the city. Investors renovate older homes for resale, buy rowhouses and townhouses to rent, and update the many mid-century homes and condos in the West End. ## Areas investors ask about - Old Town: historic rowhouses where exterior work needs Board of Architectural Review approval - Del Ray and Rosemont: bungalows and four-squares to renovate - Potomac Yard: newer townhouses and condos near the Metro - West End and Seminary Hill: mid-century homes, townhouses and condos at lower prices ## Plan for these on a Alexandria deal - Exterior changes in Old Town and the Parker-Gray district need historic review before work starts. Allow time for it in the schedule. - Parts of Old Town near the waterfront are in flood zones. Check the FEMA flood zone before you make an offer. Where flood insurance is required, the premium is part of the payment. - Northern Virginia jurisdictions regulate short-term rentals closely, and several limit them to a host’s primary residence. Underwrite on long-term rent unless the address may legally host short stays. ## Loans available in Alexandria Program | Use it for | Top leverage [DSCR rental loans](https://washingtondcfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, rowhouses, condos and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://washingtondcfixandfliploans.com/new-construction-loans/) | Building a home, an infill rowhouse or a rental from the ground up, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://washingtondcfixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://washingtondcfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Alexandria hard money loans: common questions ### Do you finance renovations in Old Town Alexandria? Yes. Plan for historic review of exterior work, and choose a loan term long enough to cover it. ### Do you lend on Alexandria rentals? Yes. We lend up to 85% loan-to-value on a rental purchase and 80% on a cash-out refinance, qualified on the rent. ### How fast can a loan close in Alexandria? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a title company or settlement attorney. ## Other markets we serve - [Washington, DC](https://washingtondcfixandfliploans.com/washington-dc/) - [Silver Spring, MD](https://washingtondcfixandfliploans.com/silver-spring-md/) - [Hyattsville, MD](https://washingtondcfixandfliploans.com/hyattsville-md/) - [Bowie, MD](https://washingtondcfixandfliploans.com/bowie-md/) - [Bethesda, MD](https://washingtondcfixandfliploans.com/bethesda-md/) - [Arlington, VA](https://washingtondcfixandfliploans.com/arlington-va/) - [Fairfax, VA](https://washingtondcfixandfliploans.com/fairfax-va/) - [All service areas](https://washingtondcfixandfliploans.com/areas-we-serve/) ## Looking at a property in Alexandria? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/fairfax-va/ Title: Fairfax, VA Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Fairfax, VA investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://washingtondcfixandfliploans.com/) / [Areas we serve](https://washingtondcfixandfliploans.com/areas-we-serve/) / Fairfax, VA # Hard money and fix and flip loans in Fairfax, VA Financing for split-levels and ramblers to update, rentals near George Mason University, and new construction in Fairfax. [Get pre-qualified](https://washingtondcfixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Fairfax market for investors Fairfax County is the most populous jurisdiction in the region, and the independent City of Fairfax sits at its center beside George Mason University. Much of the housing is single-family homes and townhouses built from the 1950s to the 1980s, with newer development around Merrifield and the Silver Line. Investors update dated split-levels, ramblers and colonials for resale, hold rentals for university staff, students and the county’s large professional workforce, and build on infill lots. ## Areas investors ask about - City of Fairfax: older homes and rentals near George Mason University - Annandale and Springfield: mid-century homes ready for renovation - Merrifield and Vienna: higher-priced homes and townhouses near the Orange and Silver lines - Burke and Fairfax Station: larger suburban homes with association dues ## Plan for these on a Fairfax deal - The City of Fairfax and Fairfax County have separate permit offices. Confirm which one covers the address. - Northern Virginia jurisdictions regulate short-term rentals closely, and several limit them to a host’s primary residence. Underwrite on long-term rent unless the address may legally host short stays. - Townhouse and subdivision association dues count in the payment for a DSCR loan. ## Loans available in Fairfax Program | Use it for | Top leverage [DSCR rental loans](https://washingtondcfixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of long-term rentals, rowhouses, condos and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://washingtondcfixandfliploans.com/new-construction-loans/) | Building a home, an infill rowhouse or a rental from the ground up, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://washingtondcfixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://washingtondcfixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Fairfax hard money loans: common questions ### Do you lend in Fairfax County? Yes. We finance fix and flips, rentals and construction across Fairfax County and the City of Fairfax. ### Do you finance rentals near George Mason University? Yes. We lend up to 85% loan-to-value on a rental purchase, qualified on the market rent. ### How fast can a loan close in Fairfax? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a title company or settlement attorney. ## Other markets we serve - [Washington, DC](https://washingtondcfixandfliploans.com/washington-dc/) - [Silver Spring, MD](https://washingtondcfixandfliploans.com/silver-spring-md/) - [Hyattsville, MD](https://washingtondcfixandfliploans.com/hyattsville-md/) - [Bowie, MD](https://washingtondcfixandfliploans.com/bowie-md/) - [Bethesda, MD](https://washingtondcfixandfliploans.com/bethesda-md/) - [Arlington, VA](https://washingtondcfixandfliploans.com/arlington-va/) - [Alexandria, VA](https://washingtondcfixandfliploans.com/alexandria-va/) - [All service areas](https://washingtondcfixandfliploans.com/areas-we-serve/) ## Looking at a property in Fairfax? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/blog/ Title: DC Investor Guides & Blog | Washington DC Fix and Flip Loans Summary: Guides for DC-area real estate investors: rowhouse flips, short-term rental rules, the vacant property tax, TOPA and DSCR loans. [Home](https://washingtondcfixandfliploans.com/) / Blog # Guides for DC-area real estate investors Plain-language articles on rowhouse flips, DC rental rules, the vacant property tax, TOPA and DSCR loans in the DC area. - ## [Cost Segregation for DC Rental Property: Bigger Deductions in Year One](https://washingtondcfixandfliploans.com/cost-segregation-dc-rental-property/) How a cost segregation study front-loads depreciation on a DC-area rental, what 100% bonus depreciation changes, and why DC, Maryland and Virginia returns differ. - ## [Fix and Flip Loans in Washington, DC: How to Finance a Rowhouse Renovation](https://washingtondcfixandfliploans.com/fix-and-flip-loans-washington-dc-guide/) How a fix and flip loan is sized on a DC rowhouse, what permits, historic review and the vacant property tax do to the budget, and how to plan the exit. - ## [Short-Term Rental Rules in Washington, DC: What Investors Need to Know](https://washingtondcfixandfliploans.com/dc-short-term-rental-rules-investors/) Why DC investment properties cannot be licensed as short-term rentals, how the primary residence rule and 90-night cap work, and what the lodging tax costs. - ## [DC’s Vacant Property Tax: What Flippers and Landlords Need to Know](https://washingtondcfixandfliploans.com/dc-vacant-property-tax-investors/) How DC taxes vacant and blighted property at up to twelve times the normal rate, when a property must be registered, and the exemptions for renovation and sale. - ## [TOPA in Washington, DC: A Guide for Real Estate Investors](https://washingtondcfixandfliploans.com/dc-topa-investors-guide/) How the Tenant Opportunity to Purchase Act affects buying and selling tenant-occupied property in DC, which homes are exempt, and what changed in 2025. - ## [DSCR Loans for DC Rental Property: How They Work](https://washingtondcfixandfliploans.com/dscr-loans-dc-rental-property/) How a DSCR loan is calculated on a DC-area rental, what goes into the monthly payment, and the licensing and rent rules that affect it. - ## [Hard Money Loan Document Checklist](https://washingtondcfixandfliploans.com/hard-money-loans-document-list/) What to gather for a rental (DSCR) loan, a new construction loan and a fix and flip loan, divided into one-time documents and documents for each deal. ## Have a DC-area deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/cost-segregation-dc-rental-property/ Title: Cost Segregation for DC, Maryland and Virginia Rentals Summary: How a cost segregation study front-loads depreciation on a DC-area rental, what 100% bonus depreciation changes, and why DC, Maryland and Virginia returns [Home](https://washingtondcfixandfliploans.com/) / [Blog](https://washingtondcfixandfliploans.com/blog/) / Cost Segregation for DC Rental Property: Bigger Deductions in Year One # Cost Segregation for DC Rental Property: Bigger Deductions in Year One By [Andrew Shanti](https://washingtondcfixandfliploans.com/about-us/#andrew-shanti) · Updated October 24, 2026 A cost segregation study moves part of a rental’s purchase price out of the building, which is written off over decades, and into parts that can be written off much faster. With 100% bonus depreciation back for property acquired after January 19, 2025, most of that faster write-off can land in the first year. For investors holding rowhouses, condos and small multifamily in the District and the suburbs, it can change the after-tax return of a deal. This article explains how it works for investors. It is general information, not tax advice. The rules have conditions, and your CPA should confirm how they apply to you before you act. ## What cost segregation is When you buy a rental, the land is not depreciable, and the building is normally written off in equal amounts over 27.5 years for residential rental property or 39 years for nonresidential property. A cost segregation study, prepared by an engineer or a specialist firm, breaks the purchase price into its parts and assigns each part its proper recovery period. The parts that are not structural can be depreciated far faster than the building. Class | Typical items in a rental | Recovery period Personal property | Appliances, carpet and some flooring, cabinets and fixtures that are not part of the building, window treatments, furniture in a furnished rental | 5 years Land improvements | Driveways, parking, fencing, walkways, patios, landscaping, outdoor lighting, site drainage and utilities | 15 years Building | Foundation, framing, roof, walls, windows, plumbing, electrical, HVAC | 27.5 or 39 years Classifications depend on the facts of each property and are set by the study. ## Why DC-area rentals can be good candidates - Renovated rowhouses. A gut renovation adds new appliances, flooring, cabinets, fixtures and site work that a study can separate out. - Two-unit conversions and small multifamily. Extra kitchens, baths and separate systems add short-life components. - Condos. A condo’s price is mostly the unit, not land, so more of it is depreciable. - Watch the land share. In close-in neighborhoods, land can be a large share of a rowhouse’s value, and land is never depreciable. ## 100% bonus depreciation is back, and permanent The 2025 federal tax law, known as the One Big Beautiful Bill Act, made 100% bonus depreciation permanent for qualified property acquired after January 19, 2025. Qualified property generally means assets with a recovery period of 20 years or less, which includes the 5-year and 15-year parts a study identifies. Those parts can be deducted in full in the year the property is placed in service. The building itself is not eligible. Property acquired before January 20, 2025 and placed in service in 2025 qualifies for 40% bonus depreciation instead. If you signed a binding contract before January 20, 2025, the property may not qualify for 100% even if it closed later. The IRS issued interim guidance on these rules in Notice 2026-11. ## An illustration Purchase price of a rental | $750,000 Allocated to land | $260,000 Building and site improvements | $490,000 Reclassified to 5- and 15-year property (22%, assumed) | $107,800 Deducted in year one with 100% bonus depreciation | $107,800, plus regular depreciation on the remaining $382,200 Federal tax value of the bonus deduction at a 35% bracket | About $37,700 For illustration only. The land allocation, the reclassified share and your tax bracket will differ, and the study sets the actual figures. Without a study, the same property would produce roughly $17,800 of depreciation a year on a 27.5-year schedule. ## Who can use the deduction Depreciation this large usually creates a loss on paper. Rental losses are normally passive, which means they can offset only passive income, and the unused loss carries forward to future years and to the year you sell. Three rules decide whether you can use the loss sooner. - The $25,000 allowance. If you actively participate in managing a long-term rental, up to $25,000 of rental losses a year can offset other income. The allowance phases out as modified adjusted gross income rises from $100,000 to $150,000. - Real estate professional status. If you spend more than 750 hours a year and more than half of your working time in real estate businesses in which you materially participate, rental losses can be nonpassive and offset wages or business income. - Short-term rentals. A short-term rental with an average stay of seven days or less is treated differently under the passive loss rules, but DC licenses short-term rentals only in a host’s own primary residence, so this rarely applies to an investment property here. See our guide to [DC short-term rental rules](https://washingtondcfixandfliploans.com/dc-short-term-rental-rules-investors/). If none of these applies, the study still works: the deductions shelter the property’s own rental income, then other passive income, and any remainder is used when you sell. ## Flips do not qualify A house bought to renovate and resell is generally treated as inventory, not as a rental, so it is not depreciated at all. Cost segregation applies to property you hold and rent. If you renovate a house and decide to keep it as a rental, a study after the work is done can capture the new appliances, flooring and site work, and a partial disposition election can write off components you removed. See [fix and flip loans](https://washingtondcfixandfliploans.com/fix-and-flip-loans/) and [DSCR rental loans](https://washingtondcfixandfliploans.com/dscr-rental-loans/). ## The state return The District of Columbia, Maryland and Virginia all decouple from federal bonus depreciation, so your local return generally depreciates those parts over their normal recovery periods instead. The full first-year benefit is on your federal return. Ask your CPA how your own jurisdiction treats it. ## Timing, cost and the catch on resale - Order the study for the year the property is placed in service, so the deduction is on that year’s return. - Bought a rental in an earlier year? A look-back study can still capture missed depreciation through a change in accounting method on Form 3115, generally without amending old returns. - Weigh the fee against the benefit. Studies on single-family rentals and small multifamily are often priced for smaller properties. Your CPA can tell you whether the deduction justifies the cost. - Depreciation is recaptured when you sell. The depreciation you claim reduces your basis, and much of it is taxed when the property is sold, part of it at ordinary income rates. A 1031 exchange into another property can defer it. ## How this fits your financing A DSCR loan qualifies the property on its rental income, not on your tax return. A large depreciation loss can make a personal return look weak to a conventional lender, but it does not affect the debt service coverage ratio we use. The tax you save can go toward reserves or the down payment on the next rental. See [DSCR rental loans](https://washingtondcfixandfliploans.com/dscr-rental-loans/), [how DSCR loans work on DC rentals](https://washingtondcfixandfliploans.com/dscr-loans-dc-rental-property/) and [construction loans](https://washingtondcfixandfliploans.com/new-construction-loans/). ## Common questions ### What is cost segregation on a DC rental property? It is a study that splits a rental’s cost into building, land improvements and personal property such as appliances and flooring. The non-building parts are depreciated over 5 or 15 years instead of 27.5 or 39, which moves deductions into the early years of ownership. ### Does 100% bonus depreciation apply to a rental I buy in 2026? Generally yes. Under the 2025 tax law, 100% bonus depreciation is permanent for qualified property acquired after January 19, 2025, which covers the 5- and 15-year parts identified by a study. The building itself is not eligible. ### Can depreciation from a long-term rental offset my W-2 income? Up to $25,000 a year can, if you actively participate and your modified adjusted gross income is under $100,000, phasing out by $150,000. Real estate professionals can use the full loss. Otherwise it carries forward. ### Can I use cost segregation on a fix and flip? Generally no. A property bought to resell is inventory and is not depreciated. Cost segregation applies to property you hold as a rental. ### Will a big depreciation loss hurt my DSCR loan application? No. A DSCR loan is sized on the property’s rent against its monthly payment. We do not use your tax returns to qualify you. This article is general information and not tax or legal advice. Talk to a CPA who works with rental property owners before you order a study. When you are ready to finance a rental, [get pre-qualified](https://washingtondcfixandfliploans.com/get-pre-qualified/) or call (954) 598-4564. ## Have a DC-area deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/fix-and-flip-loans-washington-dc-guide/ Title: Fix and Flip Loans in DC: Financing a Rowhouse Renovation Summary: How a fix and flip loan is sized on a DC rowhouse, what permits, historic review and the vacant property tax do to the budget, and how to plan the exit. [Home](https://washingtondcfixandfliploans.com/) / [Blog](https://washingtondcfixandfliploans.com/blog/) / Fix and Flip Loans in Washington, DC: How to Finance a Rowhouse Renovation # Fix and Flip Loans in Washington, DC: How to Finance a Rowhouse Renovation By [Andrew Shanti](https://washingtondcfixandfliploans.com/about-us/#andrew-shanti) · Updated October 24, 2026 Washington’s rowhouses are the heart of its renovation market. Most were built between the 1880s and the 1940s, and many still have their original layouts, wiring and plumbing. A full renovation, often with a finished basement, can add a great deal of value. The financing has to cover the purchase, the whole renovation, and a timeline that includes DC permits and, in many neighborhoods, historic review. ## How the loan is sized A fix and flip loan combines a share of the purchase price with the renovation budget, and the total is capped at a share of the after-repair value (ARV). Purchase price | $520,000 Rehab budget | $160,000 After-repair value | $930,000 90% of purchase | $468,000 100% of rehab | $160,000 Loan | $628,000 75% of ARV ceiling | $697,500 Cash to close, before costs | $52,000 For illustration only. Top leverage applies at a 720+ credit score. The rehab money is not paid at closing. It is held back and released in draws as each stage of work is inspected and completed, so you or your contractor need enough cash to start each stage. ## Costs that are specific to DC - Recordation tax when you buy. DC’s recordation tax is 1.1% of the price under $400,000 and 1.45% at $400,000 or more, and buyers customarily pay it. - Transfer tax when you sell. The transfer tax uses the same rates, and sellers customarily pay it. On a flip you pay both, at different ends of the deal. - The vacant property tax. A property unoccupied for 90 days or more must be registered with the Department of Buildings and can be taxed at $5.00 per $100 instead of $0.85. A property under construction with permits issued in the last 12 months can qualify for an exemption, but you have to apply. ## Permits and historic review Structural, electrical, plumbing and mechanical work needs a Department of Buildings permit, and larger jobs go through plan review. Much of central DC lies in historic districts, including Capitol Hill, Georgetown, Shaw, Logan Circle, Mount Pleasant and LeDroit Park, where exterior changes also need historic preservation review. - Ask your architect or contractor for a realistic permit estimate before you make an offer. - Choose a loan term that covers the permit wait and the construction. Our flip loans run 6 to 24 months. - Carry the monthly interest for the whole period in your numbers. ## What old rowhouses hide - Rear walls and party walls. Bowing rear brick walls, failing mortar and shared walls with neighbors are common, and repairs can need structural engineering. - Lead paint. Nearly every rowhouse predates 1978. Plan for lead-safe work practices and testing. - Old wiring and plumbing. Knob-and-tube wiring, undersized electrical service and galvanized or cast-iron pipes are frequent replacements. - Basements. Finishing or underpinning a basement adds space and value, but water management and ceiling height drive the cost. ## The exit Most flips end in a sale to an owner-occupant, so your after-repair value should come from recent sales of renovated rowhouses nearby. If the market slows, a [DSCR rental loan](https://washingtondcfixandfliploans.com/dscr-rental-loans/) can replace the flip loan and turn the house into a long-term rental, with a cash-out refinance at up to 80% loan-to-value. ## Common questions ### How much do I need to flip a house in DC? With a 720+ credit score, roughly 10% of the purchase price plus closing costs, DC’s recordation tax and reserves to carry the loan, since we can finance up to 90% of the purchase and 100% of the rehab within 75% of the after-repair value. ### Do I need experience to get a fix and flip loan in DC? No. First-time investors can qualify. Investors with 5 or more flips in the past 2 years can close without an inspection or appraisal. ### Is there a prepayment penalty on a flip loan? No. You can pay the loan off the day you sell. See full terms on the [fix and flip loans](https://washingtondcfixandfliploans.com/fix-and-flip-loans/) page, or [get pre-qualified](https://washingtondcfixandfliploans.com/get-pre-qualified/). ## Have a DC-area deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/dc-short-term-rental-rules-investors/ Title: DC Short-Term Rental Rules for Investors Summary: Why DC investment properties cannot be licensed as short-term rentals, how the primary residence rule and 90-night cap work, and what the lodging tax costs. [Home](https://washingtondcfixandfliploans.com/) / [Blog](https://washingtondcfixandfliploans.com/blog/) / Short-Term Rental Rules in Washington, DC: What Investors Need to Know # Short-Term Rental Rules in Washington, DC: What Investors Need to Know By [Andrew Shanti](https://washingtondcfixandfliploans.com/about-us/#andrew-shanti) · Updated October 24, 2026 Washington, DC has some of the strictest short-term rental rules of any large US city. For an investor, the rules decide what a property can earn and what income a lender will count. This is a summary for investors, not legal advice. Rules change, so confirm the current position with the Department of Licensing and Consumer Protection. ## The primary residence rule A DC short-term rental license can be held only by a natural person, not an LLC, and only for the host’s own primary residence, checked against eligibility for the homestead deduction. Second homes and investment properties do not qualify. Renters cannot currently get a license either. ## Host-present and host-absent stays License endorsement | What it allows | Annual cap Short-term rental | Renting part of your home while you stay there | None Vacation rental | Renting your whole home while you are away | 90 nights a year, unless an exemption applies Each stay is limited to 30 continuous nights or fewer. Booking platforms must enforce the 90-night cap. ## Licensing and tax - A two-year license costs $99, applied for through the District’s business licensing portal, with a Certificate of Clean Hands, proof of liability insurance and a housing code self-certification. - Short stays pay DC’s 15.95% transient lodging tax, which includes a temporary 1% surtax scheduled to end on September 30, 2027. Airbnb and Vrbo collect and remit it, but the host remains responsible. - The District began ward-by-ward enforcement in September 2025 and has issued hundreds of notices of infraction. Bills to loosen the rules, including one that would allow renters to host and permit a license on a second property, have been introduced but had not passed as of this writing. ## The suburbs Montgomery and Prince George’s counties in Maryland also limit short-term rentals to a host’s primary residence, and Northern Virginia jurisdictions regulate them closely. Check the specific address before you count on nightly income. ## How a lender counts the income Because an investment property in DC cannot be licensed for short stays, we underwrite DC rentals on long-term market rent. That is also the safer assumption across most of the suburbs. Group-house and by-the-room rentals, which are common near universities and Metro stations, are counted at the appraisal’s market rent. ## Common questions ### Can I buy a house in DC to rent on Airbnb? Not as an investment property. DC licenses short-term rentals only in a host’s own primary residence, and a host-absent vacation rental is capped at 90 nights a year. ### Can an LLC hold a DC short-term rental license? No. Only a natural person can hold the license, and only for their primary residence. ### Will a lender count projected Airbnb income on a DC rental? No. We use long-term market rent for DC investment properties. See how rentals are financed on the [DSCR rental loans](https://washingtondcfixandfliploans.com/dscr-rental-loans/) page. ## Have a DC-area deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/dc-vacant-property-tax-investors/ Title: DC Vacant Property Tax: Class 3 and 4 Rates for Investors Summary: How DC taxes vacant and blighted property at up to twelve times the normal rate, when a property must be registered, and the exemptions for renovation and sale. [Home](https://washingtondcfixandfliploans.com/) / [Blog](https://washingtondcfixandfliploans.com/blog/) / DC’s Vacant Property Tax: What Flippers and Landlords Need to Know # DC’s Vacant Property Tax: What Flippers and Landlords Need to Know By [Andrew Shanti](https://washingtondcfixandfliploans.com/about-us/#andrew-shanti) · Updated October 24, 2026 DC’s normal residential property tax rate is low, but the District taxes vacant and blighted buildings at many times that rate to push owners to fix and occupy them. For an investor holding an empty rowhouse during a renovation, or between tenants, the difference can be large. ## The rates Class | Applies to | Rate per $100 of assessed value Class 1 | Residential property, including rentals | $0.85 (with a higher $1.00 rate on value above $2.558 million for one- and two-unit homes) Class 2 | Commercial and industrial property | $1.65 to $1.89, depending on value Class 3 | Vacant property | $5.00 Class 4 | Blighted property | $10.00 Rates set by the DC Council and published by the Office of Tax and Revenue. Rates can change from year to year. ## What the difference looks like | Class 1 residential | Class 3 vacant Assessed value | $600,000 | $600,000 Annual tax | $5,100 | $30,000 For six months | about $2,550 | about $15,000 For illustration only. ## When a property must be registered A residential property left unoccupied for 90 days or more must be registered with the Department of Buildings, for a fee. Failing to register can bring fines of $1,000, $2,500 and $5,000 a year per offense, on top of the higher tax. ## Exemptions investors use - Under construction. A property under active renovation can be exempt, supported by building permit numbers issued within the last 12 months. - For sale or rent. A property actively marketed for sale or rent can be exempt, with listing documentation. - How long. Exemptions run from half a tax year to two tax years, are reviewed annually and can be withdrawn. They cannot exceed five years in any 12-year period. ## How to protect a flip - Pull permits promptly after closing and keep them active. - Apply for the construction exemption rather than assuming it applies. - List the property as soon as the work is done, and keep the listing documentation. - Build the risk of a higher tax bill into your holding costs. ## Common questions ### What is the vacant property tax rate in DC? Vacant property is taxed in Class 3 at $5.00 per $100 of assessed value, and blighted property in Class 4 at $10.00, compared with $0.85 for residential property. ### Does a house I am renovating count as vacant in DC? It can, once it has been unoccupied for 90 days. A property under active construction with permits issued in the last 12 months can qualify for an exemption if you apply for it. See how a renovation is financed on the [fix and flip loans](https://washingtondcfixandfliploans.com/fix-and-flip-loans/) page. ## Have a DC-area deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/dc-topa-investors-guide/ Title: DC TOPA Guide for Real Estate Investors Summary: How the Tenant Opportunity to Purchase Act affects buying and selling tenant-occupied property in DC, which homes are exempt, and what changed in 2025. [Home](https://washingtondcfixandfliploans.com/) / [Blog](https://washingtondcfixandfliploans.com/blog/) / TOPA in Washington, DC: A Guide for Real Estate Investors # TOPA in Washington, DC: A Guide for Real Estate Investors By [Andrew Shanti](https://washingtondcfixandfliploans.com/about-us/#andrew-shanti) · Updated October 24, 2026 The Tenant Opportunity to Purchase Act, or TOPA, gives tenants in DC the right to be offered the chance to buy their building before it is sold to someone else. For investors it can add time and steps to a purchase or a sale. This is a summary, not legal advice. TOPA is technical, so work with a DC settlement attorney on any tenant-occupied deal. ## Single-family homes Since 2018, tenants in most single-family homes, including a home with one accessory unit such as an English basement, no longer have TOPA purchase rights. Tenants who are elderly or disabled under leases from before the change keep their rights, and tenants must still receive notice when the home goes on the market. ## Buildings with two or more units In buildings with two or more rental units, tenants can carry TOPA rights, which come with offer, notice and response periods before a sale to a third party can close. Tenants in larger buildings can also assign their rights, subject to cooling-off periods. ## What changed in 2025 The RENTAL Act of 2025, effective December 31, 2025, narrowed TOPA in several ways, including: - An exemption for multifamily buildings sold within 15 years of their first permanent certificate of occupancy - Exemptions for certain transfers to family members and family entities, for bona fide foreclosure sales, and for admitting minority investors - A requirement that leases in exempt buildings disclose the exemption to tenants ## What it means for a deal - Ask the seller for TOPA documentation, such as notices sent and tenant waivers, before you sign a contract on a tenant-occupied property. - Allow for TOPA periods in your closing date and your loan term. - When you sell a multi-unit building later, the same rules apply to you as the seller. ## Common questions ### Does TOPA apply to a single-family rental in DC? Generally no. Most single-family homes, including a home with one accessory unit, have been exempt since 2018, though elderly and disabled tenants under older leases keep their rights. ### Can TOPA delay my closing? Yes, on buildings with two or more rental units. Plan the closing date and the loan term around the TOPA periods. See how rentals are financed on the [DSCR rental loans](https://washingtondcfixandfliploans.com/dscr-rental-loans/) page. ## Have a DC-area deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/dscr-loans-dc-rental-property/ Title: DSCR Loans for DC Rental Property: How They Work Summary: How a DSCR loan is calculated on a DC-area rental, what goes into the monthly payment, and the licensing and rent rules that affect it. [Home](https://washingtondcfixandfliploans.com/) / [Blog](https://washingtondcfixandfliploans.com/blog/) / DSCR Loans for DC Rental Property: How They Work # DSCR Loans for DC Rental Property: How They Work By [Andrew Shanti](https://washingtondcfixandfliploans.com/about-us/#andrew-shanti) · Updated October 24, 2026 A DSCR loan approves a rental on its income instead of yours. In the DC area, strong rents meet high prices, so knowing exactly what goes into the ratio matters. ## The ratio Divide the monthly rent by the monthly payment. The payment counts principal and interest, property tax, insurance and any condo or homeowners association fee. Rent | Payment | DSCR $4,550 | $3,500 | 1.30 $3,500 | $3,500 | 1.00 $3,150 | $3,500 | 0.90 We prefer 1.0 or better. Strong borrowers can qualify below 1.0 with a larger down payment, and there is a no-DSCR option up to 75% loan-to-value at a higher rate. ## Getting the inputs right in DC - Rent. Use long-term market rent. DC does not license short-term rentals in investment properties. See our guide to [DC short-term rental rules](https://washingtondcfixandfliploans.com/dc-short-term-rental-rules-investors/). - Property tax. Most DC rentals are taxed at $0.85 per $100. Keep the property occupied or exempt so it is not taxed as vacant. See [DC’s vacant property tax](https://washingtondcfixandfliploans.com/dc-vacant-property-tax-investors/). - Two units. A legal basement apartment or two-unit conversion counts both rents, with the right certificate of occupancy. - Association fees. Include the full condo or HOA fee and any special assessment. ## Rules that affect the rent - Licensing. A DC rental needs a Basic Business License with a rental housing endorsement and registration with the Rental Accommodations Division. Montgomery and Prince George’s counties also license rentals. - Rent stabilization. DC rent control covers buildings of five or more units built before 1976 unless an exemption applies, such as a natural person owning four or fewer rental units. - TOPA. It matters when you sell a building with two or more rental units. See our [TOPA guide](https://washingtondcfixandfliploans.com/dc-topa-investors-guide/). ## Ways to make the numbers work - A larger down payment lowers the payment. - An interest-only period lowers the payment in the early years, and you can qualify on the interest-only payment. - A 5-year prepayment penalty usually prices lower than a 3-year one. - Adding a legal second unit, where zoning allows, can add rent. Terms are on the [DSCR rental loans](https://washingtondcfixandfliploans.com/dscr-rental-loans/) page. ## Have a DC-area deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/) --- Source: https://washingtondcfixandfliploans.com/hard-money-loans-document-list/ Title: Hard Money Loan Document Checklist | DC Investors Summary: What to gather for a rental (DSCR) loan, a new construction loan and a fix and flip loan, divided into one-time documents and documents for each deal. [Home](https://washingtondcfixandfliploans.com/) / [Blog](https://washingtondcfixandfliploans.com/blog/) / Hard Money Loan Document Checklist # Hard Money Loan Document Checklist By [Andrew Shanti](https://washingtondcfixandfliploans.com/about-us/#andrew-shanti) · Updated October 24, 2026 Loans close faster when the paperwork is ready before it is asked for. Below is what we need for each type of loan. A business-purpose loan can close in your own name or in the name of an entity. Many investors use an LLC for liability protection, and if you do, the entity documents apply. ## Rental (DSCR) loans ### Once - Driver’s license - LLC articles of organization, EIN letter and signed operating agreement - Certificate of good standing, if the LLC is more than a year old - Voided check for automatic payments - Two months of bank statements. We look for roughly six months of liquidity ### Each deal - Loan application - Signed purchase contract, or the original settlement statement for a refinance - The lease, for a rented property - For a tenant-occupied DC building: the seller’s TOPA documentation - Insurance agent and title company or settlement attorney contacts, plus a flood insurance quote if the property is in a flood zone - Someone who can let the appraiser into the property - The appraisal report ## New construction loans ### Once - Driver’s license - LLC articles of organization, EIN letter and signed operating agreement - Certificate of good standing, if the LLC is more than a year old - A schedule of your projects from the last 2 years with settlement statements - Voided check for automatic payments - Personal financial statement - Two months of bank statements showing reserves for interest, closing costs and part of the budget ### Each deal - Loan application - A line-item construction budget with a specific scope of work - Plans, drawings and permit status, including zoning and any historic review - The general contractor’s license and workers’ compensation certificate - A list of the contractor’s recent new builds - Insurance agent and title company contacts, plus a flood insurance quote if the property is in a flood zone - Someone who can give the appraiser access to the site ## Fix and flip loans ### Once - Driver’s license - LLC articles of organization - IRS EIN letter - Operating agreement signed by every member, with ownership percentages - Certificate of good standing, if the LLC is more than a year old - Voided check for automatic payments - Experienced investors: a schedule of your projects from the last 3 years and the settlement statements for each purchase and sale. For a property you kept, the statement showing the refinance into permanent financing ### Each deal - Loan application - A line-item rehab budget with a specific scope of work. Write “repoint rear brick wall and replace knob-and-tube wiring”, not “masonry and electrical”. Draws are released against this budget - Signed purchase contract, or the original settlement statement for a refinance - Insurance agent’s name, phone and email - Title company or settlement attorney’s name, phone and email Not sure about an item? Call (954) 598-4564. ## Have a DC-area deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://washingtondcfixandfliploans.com/get-pre-qualified/)