Investment property loans in Virginia
Financing that qualifies on the property’s rental income — built for investors buying and refinancing rentals across Virginia.
- Business-purpose lending only
- Investor loans in ~46 states
- NMLS #2187991
Financing for Virginia real estate investors
This is business-purpose lending for non-owner-occupied property — buy-and-hold rentals, BRRRR projects, short-term rentals, and portfolio growth across Virginia.
We underwrite the deal on the property’s cash flow rather than your personal income, which is what lets investors keep buying past the point where agency-guideline financing caps them out.
Get options for your investment loan in Virginia
From purchase, refinance, HELOCs and HELOANs, we offer different paths for our real estate investors in Virginia.
Virginia investment-property market at a glance
Virginia’s rental demand sits on an employment base that barely tracks the housing cycle.
Northern Virginia — Arlington, Alexandria, Fairfax and Loudoun — runs on federal agencies, defense contracting and Loudoun’s data-center corridor.
Hampton Roads is anchored by Naval Station Norfolk and the Newport News shipyards.
Richmond adds state government, finance and insurance, and Roanoke healthcare and rail. Those are the employers that keep paying rent through the part of the cycle when discretionary hiring stops.
What changes across the state is the price of entry. As of July 2026, the median listing price runs about $579,450 across the Washington metro that Northern Virginia sits inside, $449,950 in Richmond, $439,000 in Virginia Beach–Norfolk and $382,225 in Roanoke — the same business-purpose guidelines against very different capital per door.
Asking rents have also been climbing faster in Richmond and Virginia Beach than in the Washington metro over the past year. The figures below update automatically each month.
Virginia housing market
Realtor.com listing data · as of August 2026
Figures are Realtor.com listing data (what sellers are asking) — not sale prices. Source: Realtor.com via FRED (Federal Reserve Bank of St. Louis). Updates monthly.
Virginia rental market · single-family
Data through Jul 2026
| Metro | Typical asking rent | YoY change | Data through |
|---|---|---|---|
| Richmond | $2,344 | +4.1% | Jul 2026 |
| Virginia Beach | $2,314 | +4.2% | Jul 2026 |
| Northern Virginia | $3,358 | +2.7% | Jul 2026 |
| Roanoke | $1,768 | +3.8% | Jul 2026 |
Data through Jul 2026 · updated monthly · source: Zillow (ZORI)
Metro figures are Realtor.com median listing prices (not sale prices), published via FRED and current as of July 2026. Rent figures are typical asking rent for single-family homes — Source: Zillow (ZORI). Northern Virginia has no standalone metro series in either dataset: Arlington, Alexandria, Fairfax and Loudoun are reported inside the Washington, DC–Virginia–Maryland–West Virginia metro, which is why that line is labeled Northern Virginia (DC metro) and covers ground outside Virginia as well.
Business-purpose products we originate in Virginia
Every program below is business-purpose financing for non-owner-occupied property.
Follow your situation into the details — terms, down payment, and the documents each one needs. For anything DSCR-specific, start with the dedicated Virginia DSCR page.
Finance a Virginia rental on the property’s income — no tax returns, no personal DTI. Our highest-demand investor program.
Pull equity out of a rental you already own and redeploy it into the next deal — qualified on the property, not your paystubs.
Tap the equity in your Virginia rentals without touching your personal income — qualify on the portfolio’s cash flow.
Buying on the oceanfront, in the Blue Ridge, or an urban short-term rental? Finance it on short-term rental income, with terms built for it.
Run a Virginia property’s numbers — estimate the DSCR and the loan it supports before you make an offer.
Close in the name of your LLC and keep the property held the way your investing entity is structured.
Our national DSCR loan page covers the full program in depth. Andes does not offer owner-occupied or consumer mortgages in Virginia.
A rental market that doesn't follow the typical real estate cycle in the country.
Most rental markets are bets on a regional economy.
Virginia’s northern counties are heavily influenced by what happens with federal budgets: agencies, defense contractors and the data centers that serve them employ people whose work is tied to a physical site and, often, to a security clearance. That combination pins housing demand to a specific set of ZIP codes in a way remote-friendly employers do not, and it holds up in the years when consumer-facing employers are shedding staff. Hampton Roads runs on the same logic through the Navy and the shipyards.
The rest of the state is the counterweight.
Richmond, Hampton Roads and Roanoke ask a fraction of the capital per door that Northern Virginia does, and their asking rents have been rising faster over the past year — so a portfolio can hold both the stability and the entry price without leaving the state.
One local detail worth pricing in: Virginia’s independent cities levy property tax separately from any surrounding county, so two properties a few miles apart can sit under different taxing authorities at different rates. Property tax sits inside PITIA, so that difference lands straight in the DSCR — we work the actual numbers on the Virginia DSCR page.
- Business-purpose lending in Virginia
Andes Mortgage originates business-purpose investment property loans in Virginia, including DSCR and other financing for non-owner-occupied rental properties. We do not offer owner-occupied or consumer-purpose mortgages in Virginia. This is not a commitment to lend. Terms subject to change. NMLS #2187991.
Virginia investor loan questions
Can I finance an investment property in Virginia through Andes?
Yes. Andes originates business-purpose investment property loans on non-owner-occupied Virginia real estate — including DSCR loans, cash-out refinances, investor HELOCs, and short-term rental financing. These loans qualify on the property’s rental income, so there are no tax returns and no personal debt-to-income calculation.
Does Andes offer owner-occupied or consumer mortgages in Virginia?
No. In Virginia, Andes offers business-purpose investment loans only — financing for rental and other non-owner-occupied property. We do not originate owner-occupied, primary-residence, or other consumer-purpose mortgages in Virginia. If you are buying a home to live in, we cannot help you there; if you are buying or refinancing a rental, every investor program on this page is available to you.
What is a business-purpose (investor) loan?
A business-purpose loan finances property held to generate income or profit — a rental, a BRRRR project, a short-term rental — rather than a home you live in. Because the loan is underwritten on the property’s cash flow and business use, it follows different rules than a consumer mortgage, and the property is typically non-owner-occupied.
Can I buy a Virginia rental property through an LLC?
Yes. Business-purpose loans can close in the name of an LLC, which is how most investors hold Virginia rental property for liability and portfolio reasons. There is also no cap on the number of DSCR loans you can hold, which matters once a portfolio outgrows the property-count limits that agency guidelines impose.
Which Virginia markets are best for rental investing?
The four markets investors ask about most are Richmond, Hampton Roads (Virginia Beach and Norfolk), Northern Virginia, and Roanoke. Northern Virginia carries the highest prices and the most cycle-resistant tenant demand, from federal agencies, defense contractors and Loudoun’s data centers. Hampton Roads pairs a large military and shipbuilding employment base with a much lower entry price. Richmond adds state government, finance and insurance, and Roanoke is the lowest-priced of the four.
Finance your next Virginia rental
Answer a few quick questions and we’ll point you to the business-purpose program that fits your deal and what you’d need to qualify — no credit pull, no obligation.
Andes Mortgage LLC · NMLS #2187991 · Equal Housing Lender. In Virginia, Andes originates business-purpose investment property loans only (non-owner-occupied), and does not offer owner-occupied or consumer-purpose mortgages. Market figures are Realtor.com listing data (not sale prices), published via FRED (Federal Reserve Bank of St. Louis) and updated monthly; rent figures are typical asking rent from Zillow (ZORI). This page is informational and is not a commitment to lend; program terms and eligibility vary by lender and are subject to change.