DMV Investor Hub — MD · DC · VA
Invest Like a Pro.
Don't Guess Your Way
Into a Bad Deal.
Run every number before you wire a dollar. Flip, BRRRR, hold, multi-family, crowdfund, or lend private — every strategy, every calculator, every funding path. One investor-friendly team.
6Exit Strategies
6Funding Paths
6Deal Calculators
MD·DC·VACoverage
DMV Deals • Funding • Investor Strategy
Pick Your Strategy
Every path has a calculator, a funding option, and a team behind it.
Investment Strategies
Six Ways to Build
Real Estate Wealth.
Active or passive. Short-term or generational. Every strategy has a calculator below and a funding path behind it.
Fix & Flip
Active · Short-Term
Buy distressed, renovate, resell at ARV. Best for investors with execution bandwidth, contractor access, and reliable comp data. Speed and margin are everything.
Target ROI15–25%
Timeline3–9 months
FundingHard money · Cash · Private
Key RiskRehab overruns · DOM
BRRRR
Active · Wealth-Building
Buy distressed, rehab, rent, refinance (pull equity out), repeat. Each cycle recycles capital into the next deal. The compounding machine of real estate investing.
Cash-on-CashInfinite (if clean refi)
Timeline6–18 months per cycle
FundingHard money → DSCR refi
Key RiskRefi appraisal · DSCR ratio
Buy & Hold
Passive · Long-Term
Acquire cashflowing rentals and hold for equity appreciation + monthly income. The foundational wealth-building strategy. Focus on DSCR-positive deals from day one.
Cash-on-Cash6–12% target
Hold Period5–30 years
FundingDSCR · Conventional · Private
Key RiskVacancy · Capex · Tenant
Multi-Family
Scale · Cash Flow
2–4 unit (residential financing) or 5+ (commercial). Economies of scale, multiple income streams, and the ability to live in one unit while others pay your mortgage.
Units2–4 (res) · 5+ (commercial)
FinancingFHA (2–4) · DSCR · Portfolio
AdvantageHouse hack + cash flow
Key RiskManagement · Higher capex
Wholesale
Fast Cash · No Rehab
Control a deal under contract, assign it to an end buyer for an assignment fee. No rehab, no holding costs. Pure sourcing and deal-matching. Best for deal-finders with strong buyer networks.
Assignment Fee$5K–$30K+ per deal
Capital RequiredEMD only ($1K–$5K)
Timeline2–6 weeks
Key RiskNo buyer · Bad MAO
Short-Term Rental
Active · Premium Income
Airbnb, VRBO, or furnished midterm rentals (30+ days). 1.5–3x long-term rents in the right market. Higher management intensity but significantly higher gross income per unit.
Income Premium1.5–3× LTR rents
Best MarketsDC / Beach / College towns
MgmtSelf or PM (20–30% cut)
Key RiskRegulation · Seasonality
Investor Deal Tools
Six Calculators.
No Excuses for a Bad Deal.
Run the numbers on any deal before you make an offer. Every tool is built for DMV market conditions.
MAO Calculator — Maximum Allowable Offer
The most important number in investing. Back into the right offer before emotion or competition raise the price.
—Rule-Based MAO
—Custom MAO
—Profit Spread
ARV—
Rehab—
Holding Costs—
Closing Costs—
Desired Profit—
Maximum Allowable Offer—
MAO protects your margin before emotion takes over. If the seller won't go to or below your MAO — pass. There's always another deal. Get a deal review →
Flip Profit Calculator
Full deal P&L — acquisition, rehab, holding, selling costs, and net profit. Know your margin before you sign.
—Net Profit
—ROI %
—Annualized ROI
—Total In
Purchase Price—
Rehab—
Financing / Interest—
Buy Closing Costs—
Sell Commission—
Other Sell Costs—
Net Profit—
Hard money interest is calculated on loan balance (typically 90% of purchase + 100% rehab draws). Actual terms vary by lender. Connect with our funding partners →
BRRRR Strategy Calculator
Track every dollar in and out — from acquisition through the refinance. Measure how much capital you recycle and what's left in the deal.
—Refi Proceeds
—Capital Left In
—Monthly Cash Flow
—Cash-on-Cash
Total Capital In (purchase + rehab + costs)—
ARV After Rehab—
DSCR Refi Loan Amount—
Hard Money Interest (hold period)—
New Monthly PI (DSCR loan)—
Monthly Cash Flow Post-Refi—
Capital Recycled (pulled out)—
A clean BRRRR pulls all capital back out at refi, leaving infinite cash-on-cash return. Aim for ARV-based refi covering 100% of total project cost. Run your specific deal with us →
Rental Cash Flow Estimator
Monthly and annual net operating income, cash flow, and cap rate for any rental property.
—Monthly CF
—Annual CF
—Cap Rate
Gross Rent (annual)—
Vacancy Loss—
Effective Gross Income—
Total Operating Expenses—
Net Operating Income (NOI)—
Annual Debt Service—
Annual Net Cash Flow—
Target: $200+/door/month minimum. Cap rate above 5.5% in DMV market is solid. NOI-positive before debt service = deal worth further analysis. Review your deal →
Cash-on-Cash Return & Total ROI
What does your actual invested cash earn per year? CoC return is the true measure of capital efficiency.
—Cash-on-Cash
—Appreciation Gain
—Equity Paydown
—Total Annual ROI
Total Cash Invested—
Annual Cash Flow—
Annual Appreciation—
Annual Principal Paydown—
Total Annual Wealth Created—
Cash-on-cash above 8% is good. Above 12% is excellent. True ROI includes appreciation + equity paydown + cash flow — all three together is what real estate wealth looks like. Let us analyze your next deal →
DSCR Loan Qualifier
Debt Service Coverage Ratio — lenders want ≥1.0 (often 1.2). Know if your deal qualifies for a DSCR loan before you apply.
Monthly PITIA (full payment)Enter numbers above
Monthly Rent Income—
DSCR Ratio—
0.01.0 min1.2 lender pref1.5+ strong
DSCR Status—
DSCR below 1.0 means the property doesn't cover its own debt — most lenders won't touch it. Above 1.25 and you're strong. Some lenders allow down to 0.75 DSCR with larger down payment. Connect with our DSCR lenders →
Funding Paths
Six Ways to
Finance Any Deal.
The right financing can make or break a deal. We connect you to the right product for your strategy — and run the numbers before you commit.
Hard Money
Fastest Close
Asset-based lending — qualifies on the deal, not your W2. Closes in 7–14 days. Built for flips and BRRRR acquisitions where speed is the edge.
Rate9–14%/yr
LTV70–90% of purchase
Close Time7–14 days
Best ForFlip · BRRRR acquisition
Points1–3% origination
Private Money
Most Flexible
Capital from individual investors — often family, friends, or high-net-worth contacts — structured as a promissory note secured by a deed of trust. Terms are negotiable.
Rate6–12% (negotiated)
LTVUp to 100% (relationship-based)
Close Time3–21 days
Best ForAll strategies
Collateral1st or 2nd lien position
DSCR Loan
No W2 Required
Qualifies on the property's rental income, not your personal income. The go-to for self-employed investors and anyone building a portfolio without drowning in tax returns.
Rate7–9.5%
Min Down20–25%
DSCR Req.≥1.0 (1.2+ preferred)
Best ForBuy & hold · BRRRR exit
Loan Size$100K–$5M+
Crowdfunding / Syndication
Passive Investing
Pool capital with other investors into commercial, multifamily, or development deals. No active management, no tenant calls — just returns distributed quarterly or monthly.
Min Investment$500–$25,000+
Target Return6–14% annually
LiquidityLow — 1–7 yr hold
Best ForPassive capital deployment
PlatformsFundrise · RealtyMogul +
Conventional Investment
Long-Term Hold
Fannie/Freddie-backed investment property loans. Lowest long-term rate, stricter qualification. Best for stabilized rentals with W2 income or strong self-employment docs.
Rate6.5–8.5% (market-based)
Min Down15–25%
Max Properties10 financed (Fannie)
Best ForStabilized long-term hold
Min Credit680+ (720+ for best rates)
Subject-To / Seller Finance
Creative Finance
Take title while leaving the existing mortgage in place (subject-to), or have the seller carry a note directly. Often requires no bank approval. Ideal for motivated sellers with assumable low-rate debt.
RateExisting loan rate
DownNegotiated (often low)
Bank ApprovalNone required
Best ForMotivated sellers · Low-rate debt
RiskDue-on-sale clause
Passive Real Estate Investing
Invest in Real Estate
Without Being a
Landlord.
Crowdfunding and REITs let you deploy capital into institutional-quality real estate deals with no tenants, no toilets, and no active management. Start with as little as $500.
🏢
Fundrise
eREIT · Diversified portfolio · Non-accredited OK
8–12% target
🏗️
RealtyMogul
Commercial · Multifamily · Accredited & non-accredited
6–10% target
🌇
EquityMultiple
Institutional CRE · Accredited investors only
8–14% target
🏘️
Arrived Homes
Single-family rentals · Fractionalized · $100 min
5–8% target
🤝
TCG Private Syndication
Local DMV deals · Private network · Partner with us directly
Call for terms
📊 Passive vs. Active Comparison
How Much Effort
Does Each Path Take?
Not every investor wants to run a rehab. Passive platforms let your capital work while you focus elsewhere. Here's what each path actually demands.
Fix & FlipVery High
BRRRRHigh
Buy & HoldModerate
STR/AirbnbHigh
CrowdfundingVery Low
Private LendingMinimal
Private Lending
Be the Bank.
Earn 8–14%
Secured by Property.
Private lenders provide short-term capital to real estate investors in exchange for a fixed interest rate secured by a first or second lien on the property. Your money works — you don't have to.
01
Capital Deployment
Lend $50K–$500K+ to an active investor buying a deal. Your capital is secured by a recorded deed of trust on the property — just like a bank mortgage.
02
Fixed Interest — Monthly or At Close
Earn 8–14% per year on your capital. Interest can be paid monthly or rolled to close. You set the terms — we structure the deal legally and record the lien.
03
Lien Protection
Your lien is recorded at the county — you're a secured creditor. If the borrower defaults, you foreclose on the property. The real estate is your collateral.
04
Capital Returns at Payoff
When the flip sells or the BRRRR refinances, your principal returns plus all accrued interest. Average term: 6–12 months. Then deploy again.
🏦 Become a Private Lender
Put Your Capital
to Work — Safely.
Stop leaving money in savings at 4–5% when you can earn 8–14% secured by real estate in the DMV market. Private lending is the most risk-managed way to participate in real estate without active involvement.
8–14%Annual interest rate
1st LienSecured position
6–12moAverage loan term
$50K+Minimum deployment
We connect serious capital with vetted active investors in the DMV. Every deal is reviewed before we bring it to lenders. You see the property, the ARV, the exit, and the full underwriting before you commit a dollar.
💵 I Want to Lend Capital I Need Private Financing for a DealDeal Alerts
Get Deals Before
They Hit Zillow.
Submit your buy box — we match off-market, distressed, and wholesale deals to your exact criteria and send them directly to you.
Off-Market & Distressed Leads
Motivated sellers, absentee owners, tax-delinquent properties — before they're listed publicly.
Criteria Matching — Your Buy Box
We only send deals that match your strategy, target area, price range, and rehab tolerance.
JV & Partnership Opportunities
Have capital, need deals? Have deals, need capital? We connect investors across the DMV.
Vendor & Contractor Network
Title, insurance, contractors, property management — your full closing team, already vetted.
Submit Your
Investor Buy Box
Tell us what you're looking for. We'll reach out when something fits — no spam, no fluff, just qualified opportunities.
Off-market and distressed deal alerts
Funding options and lender introductions
Deal analysis — ARV, comps, rehab estimates
Contractor and vendor connections
JV and partnership matching
90-day investor action plan
Investor Results
Investors Who
Ran the Numbers Right.
★★★★★
"Ran the BRRRR calculator before making an offer. Numbers showed I'd pull 94% of my capital back out at refi. We closed the deal, rehabbed in 5 months, DSCR qualified at 1.31, and recycled $68k into the next deal."
★★★★★
"I had $120k sitting in a savings account earning nothing. Started lending private money through TCG's network — earning 11% secured by a first lien. Easiest money I've ever made from real estate."
★★★★★
"First flip. Used the deal analyzer — MAO came in at $218k. Seller wanted $235k. We walked. Found the next deal at $204k, hit our rehab budget, sold for $387k. $51k profit on the first deal."
Investor FAQ
Questions Investors Ask.
Answered straight.
What's the fastest way to know if a deal is worth pursuing?›
Start with MAO. Set your exit strategy, plug in rehab, holding costs, and desired profit, then back into the number. If the seller won't go to or below your MAO — pass. Every deal looks good on a spreadsheet when you're emotional about it.
How do I get financing without W2 income?›
DSCR loans qualify on the property's rental income, not your personal income. Hard money qualifies on the deal itself (ARV and equity). Private money is relationship-based. All three paths exist and we work with lenders on each. Use the DSCR calculator above to check your numbers first.
What's the minimum I need to start investing?›
Active investing (flip/BRRRR) typically requires $20K–$50K+ for down payment, EMD, and reserves. Buy & hold with DSCR: 20–25% down. Crowdfunding starts at $100–$500. Private lending starts at $50K. We'll match you to the right entry point for your capital position.
What is BRRRR and does it actually work?›
Buy · Rehab · Rent · Refinance · Repeat. It works when ARV supports a refi that pulls your original capital back out — giving you infinite cash-on-cash return on a property that still cash flows. It fails when rehab goes over budget or the appraisal doesn't support the refi. Run the BRRRR calculator first.
Is crowdfunding real estate worth it?›
For passive capital deployment, yes — platforms like Fundrise and EquityMultiple offer 6–12% targeted returns on institutional deals without the landlord headaches. Trade-offs: low liquidity, platform risk, and no direct control. Best for investors who want real estate exposure without active management.
How does private lending work and is it safe?›
You lend capital to an investor, secured by a first or second lien on the property. Your note and lien are recorded at the county — you're a secured creditor. If the borrower defaults, you foreclose. Risks exist (default, market decline), but the real estate secures the debt. Always lend at 60–70% LTV for maximum protection.
What due diligence kills deals most often?›
Title issues, HOA restrictions on rentals/STRs, zoning surprises, unpermitted work, structural problems found in inspection, and contractor scope gaps. Run a full title search before going hard on EMD. Always factor a 10–15% rehab contingency into your numbers.
Flip vs. BRRRR vs. Hold — how do I choose?›
Flip: need the cash now, market supports fast turnover, you have contractor bandwidth. BRRRR: want to build a portfolio without locking up capital, the numbers support a clean refi. Hold: long-term wealth, DSCR-positive cash flow from day one, you're not moving capital. We'll model all three side-by-side on your call.
Do you help with deal sourcing or just the agent side?›
Both. We source off-market and distressed leads (FSBO, absentee, tax-delinquent, probate), match them to investor buy boxes, and operate as the listing/buyer agent on the transaction side. Submit your buy box above and we'll reach out when something fits your criteria.
Is there any obligation to getting a deal reviewed?›
None. Use all six calculators, submit your buy box, and book a deal review call — all free. We earn your business by being the most prepared team in the room when you're ready to move. No pressure, no paperwork until you decide to execute.
Your Next Deal
Run the Numbers.
Then Make the Move.
No commitment. No pressure. One investor strategy call to run your deal, confirm your funding path, and map the next 90 days.