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F&M Rental Properties, LLC
A street of two-story single-family homes with green lawns under a blue sky
Central Virginia · one shop, five ways to work with us

F&M keeps rentals, loans, and deal flow under one roof.

F&M 401K Trust, F&M Rental Properties LLC, and F&M Private Lending operate together out of Central Virginia — we manage rental housing, fund private loans, bring in co-lending partners on those same loans, and move wholesale contracts to investor buyers. We finance properties across Virginia.

Next meetup 3rd Monday · 6:30 pm · Great American Ranch, Mechanicsville · Speaker:
20+Years investing in Central Virginia
4 daysOur fastest loan closing
30 minTo a verbal loan approval
14%Example co-lender return

Rentals

Single-family homes and townhomes, managed in-house across the Richmond region.

View rentals →

Loans

Private acquisition, rehab, and bridge loans for investors, underwritten on the deal, not just a credit score.

View lending terms →

Co-Lending

Fund alongside F&M on the same vetted loans, secured by the same deed of trust.

View co-lending →

Wholesaling

Off-market Central Virginia contracts assigned to our buyers list, before they reach the MLS.

View deal flow →

Monthly Meetup

The Virginian — A Real Estate Community meets monthly for investors, contractors, and lenders.

View meetup details →
Free for investors

Investor guides

One-page guides to questions we hear every week. Tap a guide to open it full size.

One underwriter, one file

The same team underwrites the loan that manages the loan — no handoffs between departments.

Local, not national

F&M — every deal is local knowledge, not a call center.

Direct communication

Tenants, borrowers, and co-lenders reach the people who make the decisions — not a ticketing queue.

About us

Meet Fred and Marie Krauss

Fred and Marie Krauss

F&M is led by Fred and Marie Krauss, Central Virginia real estate investors with more than 20 years of investing experience. Together they run F&M 401K Trust, F&M Rental Properties LLC, and F&M Private Lending. Their work spans rental property management, fix-and-flip projects, private lending, and investor education.

Fred serves as President of the Virginia Real Estate Investors Alliance (VREIA), advocating for real estate investors across the state, and hosts The Virginian — A Real Estate Community, a free monthly meetup for investors, landlords, Realtors, contractors, wholesalers, flippers, and lenders.

Fred has also served on the King William County Board of Equalization and as President of several HOA boards. Fred is a retired Transportation Engineer with the Virginia Department of Transportation, and Marie is a retired Epidemiologist with the Virginia Department of Health.

Their approach is simple: build relationships, show up, and protect your reputation. When you rent from F&M, borrow from F&M, or lend alongside F&M, you deal directly with the people who make the decisions.

"Your name is your reputation."

Available now

Search our listings on Zillow ↗

Our homes are also listed on Zillow, Trulia, Realtor.com, Zumper, PadMapper, HomeFinder, HighRises, and more.

Average rent in 23111 (Mechanicsville) — last 12 months

Show as a table
MonthLowAverageHigh

How to apply

01

Inquire

Call or email us with the property and your move-in timeline.

02

Tour

See the unit in person before you apply — we don't lease sight unseen, unless you're relocating from out of state.

03

Application & screening

Income, background, and rental history review, same as any managed property.

04

Sign & move in

Lease signing, deposit, and keys — move-in day scheduled around you.

Renting FAQ

How long are your leases?

Leases generally run two years.

Do you allow pets?

Yes. Pets are welcome with a pet fee or deposit. Tell us about your pet when you inquire. Service and assistance animals are handled as the law requires.

Who handles repairs and maintenance?

We do. Maintenance requests come straight to F&M and get a real response from the people who manage the property.

Can I apply before seeing the home?

We ask everyone to tour the home in person before applying. If you're relocating from out of state, we can make an exception.

What does screening include?

We review income, background, and rental history — the same as any professionally managed property.

Is renters insurance required?

Yes. Renters insurance is required for every lease.

How do I set up utilities?

Utilities need to be placed in your name before you receive the keys on move-in day.

How do I pay rent?

Rent is paid online through our rent portal. Late fees apply automatically if rent is paid after the due date.

Equal Housing Opportunity. F&M Rental Properties LLC follows the federal Fair Housing Act and the Virginia Fair Housing Law. We do not discriminate on the basis of race, color, religion, national origin, sex, sexual orientation, gender identity, elderliness, familial status, source of funds, military status, or disability. We make reasonable accommodations for people with disabilities, including service and assistance animals.

See current available rentals Ask about availability 804-310-4750 ·

Acquisition & rehab

Purchase and renovation funding for fix-and-flip and value-add projects, with draws released against completed work.

Bridge / gap financing

Short-term capital to close on a contract while permanent financing or a sale is still in progress.

Rental loans

Purchase or refinance a stabilized rental based on the property's cash flow rather than personal income.

Maximum loan term: 3 years

New construction financing

Ground-up funding for builders and investors, released in draws against inspected phases of the build.

Typical terms

TermRange
Rate10–15%
Points (added to loan)2–4
Extension at 6 months+2 points added to loan
Loan-to-cost / LTV60–80% LTC, 60–70% ARV
Term6–18 months (rehab & bridge)
Time to closeTypically 7–10 business days; as few as 4

Terms are illustrative and subject to underwriting, the property, and market conditions at the time of application.

Business-purpose loans only. F&M Private Lending makes loans for business and investment purposes, secured by non-owner-occupied real estate. We do not make loans for personal, family, or household purposes.

We presently do not finance properties outside of Virginia or owner-occupied properties.

We look at tax returns, bank statements, and the value of the property.

We've closed loans in as few as four days.

We generally finance first mortgages (first deed of trust) only. We'll make an exception for a second mortgage when additional collateral is pledged.

What we finance

What we finance. Fix and flip: purchase and rehab, single family, condos and townhomes, quick closings. New construction: ground-up builds, lot purchase, vertical construction, flexible draws. BRRRR and rental: buy, rehab, rent, refinance; long-term rental investments; portfolio growth; repeat borrowers welcome. Investment property: single and multi-family, short or long-term hold, cash-out options, experienced and first-time investors. Real people, fast decisions, flexible terms, investor focused.

From a first fix-and-flip to ground-up construction, we lend on the deal and the property. Use the tools below to see how a loan could fit your project, then send us the details.

Start a deal

Try your numbers

Three quick borrower calculators. Estimates only — actual terms depend on underwriting.

$
We typically lend up to 60% of ARV

Loan amountBorrower equity

Today's long-term rental financing rates

When your rehab is done, most investors refinance an F&M loan into a 30-year loan. Here's roughly what those cost today.

Estimated 30-year bank mortgage rate — investment property 7.84%–8.34% Investor loans price about 0.50%–1.00% above an owner-occupied mortgage (7.34% national average)
Estimated 30-year DSCR loan rate 8.34%–9.09% Usually higher than a bank loan, but qualifies on the property's rent — not your personal income
Estimated 30-year rates, past 12 months (monthly average)
Bank — investment propertyDSCR loanOwner-occupied average
Show the rates by month
MonthBank — investment propertyDSCR loanOwner-occupied

Investors are generally required to put down 20% (an 80% loan-to-value) for a 30-year rental loan. Rates update daily. As of September 29, 2026.

Estimates only, not a quote. Your rate depends on credit score, down payment, the property's rent-to-payment ratio (DSCR) and the lender. Owner-occupied average: Optimal Blue 30-Year Fixed Rate Conforming Mortgage Index via FRED, Federal Reserve Bank of St. Louis. The investment-property bank rate adds the typical 0.50%–1.00% investor premium; the DSCR range adds a further premium (about 0.50%–0.75% above the bank investor rate), because DSCR loans don't use personal income to qualify.

Why F&M's rates are higher than bank and DSCR loans

They're different tools for different jobs. A bank or DSCR loan is a 30-year loan on a finished, rented house. An F&M loan is short-term money to buy and fix a house that isn't there yet — then you refinance into the cheaper long-term loan.

  • We lend on houses banks won't. Distressed, vacant, needing major repairs, or new construction from the ground up — most bank and DSCR lenders require a finished, move-in-ready, rentable property.
  • We fund the rehab. Repair money is released in draws as work is completed; long-term lenders don't pay for renovations.
  • Speed. Verbal approval in about 30 minutes and closings in as few as 4 days, so you can win the deal. Bank and DSCR loans usually take 30–45 days, with an appraisal and full underwriting.
  • We underwrite the deal, not just your credit. Credit isn't the deciding factor, and there's no debt-to-income test.
  • No monthly payments. Interest and points are paid at payoff, keeping cash free for the rehab.
  • You only need it for months, not decades. The loan runs 6–18 months, so you pay a higher rate for a short time, not for 30 years.
  • Seasoned contractors, Realtors and hands-on help. In the greater Richmond, Virginia area, we can connect you with seasoned contractors if you need them, and we give you valuable help with your project along the way — something banks and DSCR lenders don't offer. When it's time to sell, we also have access to hundreds of Realtors who can help you.
  • You're our future, not a number. To a bank you're a loan number, and most likely a one-off deal. Our borrowers keep financing with F&M year after year because we offer expertise that banks and most DSCR lenders don't or can't provide.
  • Our money is private capital at more risk. We lend it on unfinished projects before the value is created, and that risk is priced into the rate.
F&M private loanBank investor loanDSCR loan
Best forBuying and fixingHolding a finished rentalHolding a finished rental
Property conditionAs-is, needs work, or new constructionMove-in readyMove-in ready, rented
Pays for rehabYes, in drawsNoNo
Time to closeAs few as 4 days30–45 days21–45 days
Qualifies onThe deal and the propertyYour income, credit, debtsThe property's rent
Monthly paymentsNoneYesYes
Project help & contractorsYes — seasoned contractors in greater RichmondNoNo
Help sellingAccess to hundreds of RealtorsNoNo
RelationshipRepeat borrowers, year after yearUsually one loanUsually one loan
Term6–18 months30 years30 years

Most of our borrowers use both: F&M to buy and rehab, then a bank or DSCR loan to refinance and hold. Try the to see how the two fit together.

More investor calculators

Fix-and-flip vs. buy-and-hold

Same house, two exit plans. Compare a quick resale profit with renting it out and building wealth over the years.

BRRRR calculator

Buy, rehab, rent, refinance, repeat. Compare what you put in with the appraised value, cash you pull out and equity you keep.

Rental ROI & cash flow

Monthly cash flow, cap rate and cash-on-cash return for a long-term rental, based on the price and your financing.

Airbnb calculator

See what a short-term rental really clears each month after cleaning, supplies, management and utilities.

Flip calculator

Total costs, profit and cash needed on a fix-and-flip, including an F&M loan.

Virginia market conditions

Updated automatically — Latest data: August 2026

Median days on market

Median listing price vs. sold price

Listing priceSold price

Active listings

Show the numbers
MonthDays on marketListing priceSold priceActive listings

Rolling 12 months, Virginia statewide. Sources: Realtor.com housing inventory data via FRED, Federal Reserve Bank of St. Louis (days on market, listing price, active listings); Virginia REALTORS® monthly home sales reports (median sold price).

How it works

01

Submit the deal

Purchase contract, scope of work, and your exit plan.

02

Term sheet in 24–48 hours

We underwrite the property and the numbers, not just your credit.

03

Close in 7–10 days, or as few as 4

Funds go through title, draws release against inspected progress.

Documents to have ready

Having these ready is the fastest way to a term sheet. Check them off as you go.

The deal
You and your company
For closing

Start a deal

Send us the basics and we'll come back with next steps — often a verbal answer the same day and a term sheet within 24–48 hours.

$
$
$
$

Business-purpose loans only — not for personal, family, or household use. We use your information only to respond to you and never sell it. See our privacy policy.

Brightview Commercial Capital logo

Ready to refinance into a 30-year loan?

Once your property is ready for permanent financing, we recommend Brightview Commercial Capital.

Website: BrightviewCommercialCapital.com
Phone: 804-715-0114

Lending FAQ

How fast can I get approved?

We can often give a verbal approval within 30 minutes of reviewing your deal, a term sheet within 24–48 hours, and close in 7–10 business days. We've closed in as few as four days.

Do you check my credit?

Credit is not the deciding factor. We look at the deal and the property, along with your tax returns and bank statements.

Are there monthly payments?

No. Interest, points, and principal are all paid at payoff, when you sell or refinance.

What fees are due at closing?

A $200 loan processing fee, a $200 lien release fee, and $185 for each planned draw — all paid up front at loan closing. Points are added to the loan balance.

What if my project takes longer than six months?

If the loan runs past six months, 2 extension points are added to the loan balance at month six.

What properties do you lend on?

Investment properties in Virginia. We don't lend on owner-occupied homes or on properties outside Virginia.

Do you lend in second position?

We generally finance first mortgages (first deed of trust) only. We'll make an exception for a second mortgage when additional collateral is pledged.

How do rehab draws work?

Draws are released against completed, inspected work. Each draw has a $185 fee, paid at loan closing.

Request a term sheet — call 804-310-4750 804-310-4750 ·
$6–20 million

F&M and our co-lenders finance between $6 million and $20 million in new loans each year — and the number continues to grow — earning our co-lenders on average 14–17% returns.

70+ co-lenders

Investors currently funding loans alongside F&M across Central Virginia.

14–17% typical return

The fixed return most co-lenders earn on a funded position (example — varies by deal).

6–18 month typical term

Most co-lending positions are repaid within this window.

Why co-lenders earn more than the loan's interest rate

Borrowers pay interest at 10–15%, plus points on the back end when the loan is refinanced or the property sells. Co-lenders earn the interest plus a share of those points, which is how a typical co-lending return reaches 14–17%.

F&M keeps the upfront loan processing, lien release, and draw fees, and 2–3 points at payoff. The rest of the return goes to co-lenders.

See the Rule of 72 in action

The Rule of 72 estimates how long money takes to double: divide 72 by the annual rate. At F&M's typical co-lending return, $20,000 grows a lot faster than it would sitting in a typical bank account.

F&M co-lending

$20,000 → $40,000

At a 14% return (the low end of our typical 14–17% range), 72 ÷ 14 ≈ 5.1 years to double.

Typical bank savings

$20,000 → $40,000

At a 2% rate, 72 ÷ 2 = 36 years to double.

F&M co-lending
5.1 yrs
Typical bank
36 yrs

What $20,000 earns in 4.5 years

Same $20,000, same 4.5 years, with earnings reinvested each year.

F&M co-lending · 14%

$20,000 → about $36,100

You'd earn about $16,100.

Typical bank savings · 2%

$20,000 → about $21,900

You'd earn about $1,900.

F&M co-lending
$16,100
Typical bank
$1,900

Illustrative example only. Doubling times use the Rule of 72 (72 ÷ annual rate ≈ years to double); the 4.5-year dollar amounts assume annual compounding with earnings reinvested at the same rate. Actual returns are not guaranteed and vary by deal; bank rates vary by institution.

How it works

01

F&M underwrites & funds first

Every loan is originated and underwritten by F&M before it's ever offered to co-lenders.

02

You review the deal file

Property, borrower, exit strategy, and appraisal or valuation — before you commit funds.

03

Funds close through title

Your funds are wired directly to title or escrow, never to F&M directly.

04

You're named on the deed of trust

Your position is recorded against the property, and you're paid in full at payoff.

Typical minimum

$20,000 (example)

Typical term

6–18 months

Security

Deed of trust on real property

Title insurance

Issued to every co-lender

F&M also provides co-lending for parents through custodial accounts set up under the Uniform Gifts to Minors Act (UGMA), with minimums as low as $10,000 for these accounts.

How a co-lending deal works: a sample deal file

Follow one example deal from funding to payoff and see the documents you'd receive along the way. Sample only — fictional deal

Step 1 · Offer
Deal summary you review

Single-family rehab · Mechanicsville, VA

Property
XXXXXXXX Sample Lane, Mechanicsville, VA 23111 · 3BR / 2BA
Borrower
XXXXXXXX Properties LLC · 6 completed flips
Purchase + rehab
$175,000 + $50,000
After-repair value
$325,000 (broker price opinion)
Total loan
$180,000 · 55% of ARV · first position
Your position
$40,000 at a 14% fixed annual return
Expected term
9 months · paid at sale or refinance

You see the property, borrower, numbers, and exit plan before you commit a dollar. If it doesn't fit, you simply pass.

Step 2 · Closing
Recorded document

Deed of trust

Grantor (borrower)
XXXXXXXX Properties LLC
Lenders / beneficiaries
F&M Private Lending and co-lenders, including you, each for their share
Amount secured
$180,000 (your share: $40,000)
Recorded
Hanover County Circuit Court, Instrument No. XXXXXXXX

This is what makes the loan secured: your name is on the lien against the property, recorded in the county land records.

Step 2 · Closing
Insurance policy

Lender's title insurance policy

Insured
You (for your $40,000 share), along with the other lenders
Policy amount
$40,000
Issued by
XXXXXXXX Title Insurance Company · Policy No. XXXXXXXX

Protects your lien against title problems — for example, an old unpaid lien or a forged deed in the property's history.

Month 9 · Payoff
Payoff statement

Your payoff

Principal returned
$40,000.00
Interest (14% × 9 months)
$4,200.00
Total paid to you
$44,200.00 · mailed from the title company
Lien released
Certificate of satisfaction recorded

When the house sells or is refinanced, the title company pays off the loan and sends your principal and interest directly to you or your retirement account.

This is a fictional example for illustration. Names, numbers, and document details are made up and simplified. Real deals, documents, and returns vary, and returns are not guaranteed.

SenseFinancial.com logo

Set up your own self-directed Solo 401(k) Trust checkbook account

We recommend SenseFinancial for setting up the account structure many of our co-lenders fund through.

Hours: Mon–Fri, 8am–6pm Pacific
Email: contact@sensefinancial.com
Phone: (949) 272-8785
Website: sensefinancial.com

Please let them know F&M referred you.

Using your retirement account: a plain-language guide

Most IRAs and 401(k)s can only buy stocks, bonds, and funds. A self-directed account lets your retirement money make other investments too — including secured real estate loans like ours. The interest your money earns goes back into the account, where it grows tax-deferred (or tax-free in a Roth).

Self-directed IRASolo 401(k)
Who can open oneAlmost anyone with retirement savingsSelf-employed people and business owners with no employees other than a spouse
Who handles transactionsAn IRA custodian processes each investment for youYou can act as trustee and write checks yourself ("checkbook control")
How fast you can fund a dealDepends on the custodian's paperworkUsually faster — you sign as trustee
ContributionsIRA contribution limitsGenerally higher limits (as both employer and employee)
Roth optionYes (Roth IRA)Yes (Roth 401(k))

How it works with F&M

  1. Open the account. SenseFinancial (above) can set up a self-directed IRA or Solo 401(k) for you.
  2. Move money in. Roll over or transfer funds from an old 401(k) or IRA. Done correctly, a direct transfer isn't a taxable event.
  3. Review a deal. We send you the deal file, the same as any co-lender.
  4. Fund in the account's name. The account — not you personally — is named on the deed of trust and title policy, and the funds are wired from the account to the title company.
  5. Get paid back into the account. At payoff, principal and interest go straight back to your retirement account, ready for the next deal.

Rules to know

Don't deal with yourself or close family. Your account can't lend to you, your spouse, parents, children, or businesses you control. These are "prohibited transactions" and can disqualify the account.

Keep it arm's length. Loans must be paid to and from the account — never through your personal bank account.

Ask about taxes. Interest on a loan is generally treated differently than income from a business the account owns, but talk with your CPA or tax advisor about your own situation.

General education only — not tax, legal, or investment advice. Retirement account rules are complex; confirm details with your custodian and tax advisor before investing.

Join the co-lender interest list

Tell us a little about what you're looking for, and we'll reach out when a deal that fits becomes available.

We use your information only to respond to you and never sell it. See our privacy policy.

Co-lending FAQ

What is the minimum to co-lend?

Minimums vary by deal; a typical example is $20,000. Custodial (UGMA) accounts for children can start as low as $10,000.

How long is my money out?

Most co-lending positions run 6–18 months and are paid in full when the borrower sells or refinances.

How is my investment secured?

You're named on the recorded deed of trust against the property, and title insurance is issued to every co-lender.

Can I use my retirement account?

Yes. Many co-lenders fund through a self-directed Solo 401(k) or IRA. SenseFinancial, listed above, can help you set one up.

Where does my money go at closing?

Your funds are wired directly to the title or escrow company — never to F&M directly.

Are returns guaranteed?

No. Typical returns have been 14–17%, but every deal is different and returns are not guaranteed. Review each deal file and speak with your own advisors.

This page is general information only — it is not an offer to sell or buy a security or note, and not investment, legal, or tax advice. Co-lending opportunities are offered only under definitive loan and disclosure documents, and availability, minimums, and terms vary by deal. Speak with your own financial, legal, and tax advisors before participating.

Ask about current co-lending deals 804-310-4750 ·

For buyers

01

Join the buyers list

Tell us the areas, property types, and price range you buy in.

02

Get new contracts first

Photos, numbers, and our estimated ARV by text or email as deals come under contract.

03

Submit proof of funds

First qualified response on a deal gets the assignment.

04

Close at title

Assignment fee is paid at closing; you take title directly from the seller.

Properties are sold as-is. Buyers are responsible for verifying condition, title, and their own numbers before closing. Assignment fees vary by deal.

Selling a property as-is?

If you have a property you need to sell fast, with no showings, no repairs, and no commission, tell us about it — we make offers on houses across Virginia.

Join the buyers list Tell us about your property
The Virginian - A Real Estate Community banner

Chuck Glover always says, "Be in the room." Real estate is a team sport. You can go it alone, but success often comes faster when you seek help and guidance from people who have already learned from their mistakes. Whether you are an investor, Realtor, contractor, wholesaler, flipper, landlord, or lender—get in the room, build relationships, and learn from others.

Great American Ranch logo

Meets the 3rd Monday of the month

Great American Ranch
7514 Lee-Davis Road
Mechanicsville, VA 23111

6:30 – 9:00 pm · Free, with a monthly guest speaker on real estate topics

Upcoming meetup

Next meeting
6:30 – 9:00 pm · Great American Ranch, 7514 Lee-Davis Road, Mechanicsville
Guest speaker
Meetup night — 3rd Monday, 6:30 pm
Join The Virginian Facebook group 804-310-4750 ·
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Become a Paid Member or Sponsor ↗

Support the Alliance's work for Virginia real estate investors.

Email Contactus@vreia.org

The Virginian is a supporter of the Virginia Real Estate Investors Alliance — a unified voice for real estate investors across Virginia, advocating for fair housing policy and protecting property rights, tenant rights, and investment opportunity statewide.

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Legal

Privacy policy

Effective September 26, 2026

This policy explains how F&M 401K Trust, F&M Rental Properties LLC, and F&M Private Lending ("F&M," "we," "us") collect, use, and protect information through this website. By using the site or sending us a form, you agree to this policy.

Information we collect

  • Information you give us. When you use our contact form, start-a-deal form, or co-lender interest list, we collect what you enter, such as your name, phone number, email address, and details about a property, deal, or investment interest.
  • Emails and calls. If you email or call us, we keep the information you share so we can follow up.
  • Calculators. Our calculators run in your browser. The numbers you type into them are not sent to us.
  • Technical information. This website does not use advertising cookies, analytics, or tracking pixels. Our web host and our font provider (Google Fonts) may receive standard technical information, such as your IP address and browser type, when a page loads.

How we use it

  • To answer your questions and respond to your requests.
  • To review and manage rental, loan, and co-lending inquiries you start with us.
  • To tell you about new co-lending opportunities, if you joined our interest list.
  • To share meetup news, if you asked about The Virginian.
  • To prevent fraud, keep records, and meet our legal obligations.

How we share it

We do not sell or rent your personal information, and we do not share your phone number or email with other companies for their marketing. We share information only:

  • With service providers that help us run the site and our business, such as Web3Forms, which delivers form submissions to our email, and our email provider.
  • With parties involved in a transaction you ask us to pursue, such as title companies, closing attorneys, appraisers, insurers, and co-lenders funding your loan, and only as needed for that transaction.
  • When required by law, court order, or to protect our rights and the safety of others.

Phone calls

If you give us your phone number, we use it only to contact you about your inquiry or an existing rental, loan, or co-lending relationship.

Keeping your information safe

We take reasonable steps to protect the information you share, but no method of sending or storing data online is completely secure. Please do not send Social Security numbers, bank account numbers, or other sensitive financial details through the website forms.

How long we keep it

We keep information for as long as we need it for the purposes above, or as long as the law or our recordkeeping duties require.

Children

This website is meant for adults. We do not knowingly collect information from children under 13.

Other websites

Our site links to other websites, such as Facebook, VREIA, and SenseFinancial. Their privacy practices are their own, so please review their policies.

Changes to this policy

We may update this policy from time to time. The effective date at the top shows when it last changed.

Fair housing and lending

F&M Rental Properties LLC is an Equal Housing Opportunity housing provider. F&M Private Lending makes business-purpose loans only, secured by non-owner-occupied real estate, and does not make loans for personal, family, or household purposes.

Back to home

Contact us

Tell us what you need and we'll get back to you, usually the same business day. Prefer to talk? Call 804-310-4750.

F&M Rental Properties, LLC
8005 Creighton Parkway, Suite C #137
Mechanicsville, VA 23111
View on map ↗
F&M on Alignable ↗

We use your information only to respond to you and never sell it. See our privacy policy.

F&M 401K Trust · F&M Rental Properties LLC · F&M Private Lending 8005 Creighton Parkway, Suite C #137, Mechanicsville, VA 23111 804-310-4750 · 804-310-4753 · Privacy policyEqual Housing OpportunityF&M Private Lending makes business-purpose loans only. Join us on Facebook:The VirginianVREIA· Find us onAlignable ↗ © 2026 F&M 401K Trust, F&M Rental Properties LLC, and F&M Private Lending. All rights reserved.
Call

Co-lending return estimator

Enter an amount and how many months, and see what it could earn with F&M compared with a typical bank savings account.

$
Per year · 10–17% · typical range 14–17%

F&M co-lending
Bank savings · 2%
Show as a table
MonthF&M earnedBank earned

Illustrative estimate only — not an offer, a guarantee, or investment advice. Assumes earnings are reinvested at the same rate and compounded annually. Actual returns vary by deal, positions are typically repaid in 6–18 months and must be reinvested in new loans, and bank rates vary by institution.

Ask about current co-lending deals 804-310-4750

What will my loan cost?

Enter your loan amount and how long you'll hold it. Loan fees and draw fees are paid up front at loan closing. Points, interest, and principal are paid on the back end at payoff — no monthly payments.

$
3-month minimum interest
Added to the loan at closing and earns interest
Added to the loan at month 6 and earns interest
$185 each, paid up front at loan closing

Due up front at loan closing
Estimated payoff amount
Estimated monthly payment
(if you made monthly payments)
Estimated cost of the loan
Where the cost comes from
Payoff by month
Paid off in monthPayoffTotal cost

Estimate only — not a loan offer or commitment. Assumes simple interest. Points are figured on the loan amount, added to the loan balance at closing, and accrue interest from day one. Extension points are figured on the loan amount, added to the loan balance at month 6, and accrue interest from then until payoff. Points, interest, and principal are paid at payoff. Includes a $200 loan processing fee, a $200 lien release fee, and $185 per draw, all paid up front at loan closing. Actual rate, points, and terms depend on underwriting, the property, and market conditions. Title, appraisal, and other closing costs are not included.

Request a term sheet — call 804-310-4750

Renting vs. buying: what does it really cost?

Compare your monthly rent with the full monthly cost of owning a similar home — mortgage, property taxes, insurance, HOA, and upkeep — plus the cash you'd need for a down payment.

Renting
$
$
If the tenant pays HOA fees
Per year · set to 0 to hold rent flat
Buying
$
Enter the rate you're quoted
Of home price, per year
$
Per year · typically 2–3%
Per year · typically 3–5%
$
Of home price, per year — routine repairs and maintenance
Per year · repairs cost more as the home ages
Per year, only if under 20% down
Major replacements as the home ages

Enter an estimated cost and the year of ownership it would likely be needed. Set a cost to 0 if it was recently replaced. Counted only if it falls within the years you're comparing.

$
$
$
Moving and closing costs
Years · homeowners often move every 12–13 years · 0 = never moves
Of the sale price · agent commissions and seller closing costs
Of the purchase price · paid at the first purchase and each move
Per year · sets the home's value when the owner sells

Monthly cost to rent (year 1)
Monthly cost to own (year 1)
Cash up front to buy
Monthly cost, side by side

Estimate only — not financial, tax, or lending advice. Mortgage payment assumes a fixed-rate loan. Monthly figures are year one; multi-year totals raise rent, property taxes, and insurance by the yearly increases entered (typically 2–3% for property tax and 3–5% for insurance). Upkeep rises by the yearly increase entered as the home ages, and major replacements (roof, heating/cooling, appliances) are added in the year entered. Includes buyer closing costs at purchase and, if the owner moves within the comparison, selling costs plus closing costs on a similar home at the value entered. Compares out-of-pocket costs only — it does not subtract the home equity or appreciation an owner builds (principal paid down is shown for reference), and does not include moving-truck costs or tax deductions. Actual taxes, insurance, HOA dues, and upkeep vary by property and location.

Ask about available rentals 804-310-4750

Virginia FREE Deed Protection

Deed fraud happens when someone records a forged deed to "sell" or borrow against a property they don't own. Rentals, vacant land, and investor-owned properties are frequent targets. Virginia now offers free alerts so you find out fast.

Now available: VA Deed Alert System. VADeed Alert is a free fraud-alert service developed by the Office of the Executive Secretary (OES) and used statewide by circuit court clerks who elect to use this service. Register with your personal email address, add multiple variations of your name or Tax Map/Parcel ID numbers, and receive an email notification when a document is filed in the Land Records Division of the Circuit Court Clerk's office containing registered names or Tax Map/Parcel ID numbers. Sign up now through vacourts.gov. Judicial Services, Office of the Executive Secretary, Supreme Court of Virginia.
Sign up for VADeed Alert ↗

Some Circuit Court Clerks also offer their own local alerts — check with the clerk in the county where your property is located.

Tips for investors

01

Register every name you hold title in

Your own name plus each LLC, trust, or 401(k) trust that owns property.

02

Add each parcel ID

Alerts by parcel catch filings even if a forger misspells the owner's name.

03

Act fast on an alert you don't recognize

Pull the recorded document, then contact the Circuit Court Clerk, local police, and your attorney or title company.

These services only send alerts — they don't stop a document from being recorded or confirm that a filing is legal. General information only, not legal advice.

Flip calculator — deal analyzer

Plug in a fix-and-flip deal to see your total costs, including an F&M loan, and what you could make when you sell.

The deal
$
$
$
$
Taxes, insurance, utilities
$
Title, recording and settlement · typically about $6,000
Of sale price · commissions and closing
Your F&M loan
$
Cash you put toward the purchase price
Paid out in draws as work is completed
Added to the loan at closing
If the loan runs past 6 months
$185 each, paid at loan closing

Estimated profit
Cash you need
Return on your cash
70% rule check
Where the sale price goes
Sale

Estimate only — not a loan offer or commitment. Loan amount is the purchase price minus your down payment, plus the rehab budget if you include rehab in the loan. F&M doesn't lend more than the purchase price unless it's also financing the rehab. Actual loan amounts depend on underwriting. Loan cost uses the same math as our loan cost calculator (points and extension points added to the loan and accruing interest, $200 loan processing and $200 lien release fees, $185 per draw). Profit is before income taxes. Rehab budgets, sale prices, and timelines often run differently than planned — leave room for surprises.

Start this deal with F&M

Self-Directed Account

Use a Self-Directed IRA or Solo 401(k) to become a private lender on real estate loans.

Use your self-directed account to become a private lender: earn great returns, grow your retirement, help build real estate. A Self-Directed IRA or Solo 401(k) lets you lend retirement funds to real estate investors instead of buying and managing rentals. Why be a private lender: attractive returns of 13% to 16% with 2 to 5 points upfront; tax-advantaged growth, tax-deferred or tax-free in a Roth; hands-off investing; diversification; secured by a first mortgage deed of trust; short-term investments of 6 to 24 months, many with no monthly payments; and helping build communities. How it works: 1, fund your self-directed IRA, Roth IRA or Solo 401(k); 2, your account makes a private loan secured by a first deed of trust, handled by a title company; 3, the investor completes the project; 4, you receive interest and points per the loan agreement. Common loan uses: new construction, fix and flip, rental properties, and land acquisition. Typical loan terms: 13% to 16% annual interest; 2 to 5 points upfront plus 2 points at 6 months and sometimes at 12 months; 6 to 24 month term with a 90-day minimum; about 60% of after-repair value; many loans have no monthly payments; first mortgage deed of trust with all co-lenders on the mortgage. Provided by F&M Rental Properties, LLC.

General information only — not tax, legal, or investment advice, and not an offer to sell a security. Returns are not guaranteed. Talk with your account custodian and tax advisor before investing.

Join the interest list Call 804-310-4750

Rental property ROI & cash flow

Monthly cash flow, cap rate and cash-on-cash return for a rental, based on the price and how you finance it.

Purchase & financing
$
$
$
Make-ready work paid in cash
Use 100 for an all-cash purchase
Income
$
$
Pet fees, storage, laundry
Operating expenses
$
$
Of rent collected · 0 if you self-manage
Of rent
Roof, HVAC, appliances
$
$
For total return

Monthly cash flow
Cap rateNet operating income ÷ price
Cash-on-cash return
Total return, year 1Cash flow + loan paydown + appreciation
Debt coverage (DSCR)Lenders usually want 1.20 or more
1% rule
Where each month's income goes
Operating expensesMortgage paymentCash flow

Estimate only — before income taxes and depreciation. Cap rate leaves out the mortgage; cash-on-cash return includes it. Rents, vacancy and expenses vary by property.

Finance a rental with F&M

BRRRR calculator

Buy, Rehab, Rent, Refinance, Repeat. See what you put in, what the refinance gives back, and how much equity you keep.

Buy & rehab
$
$
$
$
Taxes, insurance, utilities during rehab
Rehab, lease-up and seasoning
Your F&M rehab loan
$
Loan = purchase − down payment + rehab
3-month minimum interest
Added to the loan
Added after month 6
$185 each
Rent
$
Of rent · 0 if you self-manage
Of rent
$
Refinance
$
Cash-out refinance
30-year fixed
Of the new loan

Your cash inDown payment, closing, loan fees, holding
Cash back at refinance
Cash left in the deal
Equity you keep
Monthly cash flow
Cash-on-cash returnYearly cash flow ÷ cash left in
All-in cost
Appraised value
LoanYour cash & costsEquity you keep

Estimate only — not a loan offer. Refinance lenders set their own loan-to-value, seasoning and rent requirements, and the appraisal may come in higher or lower. Before income taxes.

Start this deal with F&M

Fix-and-flip vs. buy-and-hold

Same house, two exit plans: sell it after the rehab, or refinance, rent it out and let it build wealth.

The property
$
$
$
$
Taxes, insurance, utilities during rehab
$
Commissions and closing when you sell
Your F&M rehab loan
$
Loan = purchase − down payment + rehab
3-month minimum interest
Added to the loan
Added after month 6
$185 each
If you hold it as a rental
$
Of rent · 0 if you self-manage
Of rent
$
Long-term loan pays off the rehab loan
30-year fixed
Of the new loan
If you flip it
To compare fairly over the same years

Flip profit
Rental cash flow, year 1
Cash left in after refinance
Wealth after 10 years
Total wealth from this deal, by year
Buy and holdFlip, profit reinvested
Show the numbers by year
YearHome valueLoan balanceCash flow that yearHold wealthFlip wealth

Estimate only — not a loan offer or tax advice. Hold wealth = what you'd net if you sold that year (after selling costs and paying off the mortgage) plus all rental cash flow, minus cash left in the deal. Before income taxes; flips are usually taxed sooner and at higher rates than long-term holds. Appreciation, rents and refinance terms aren't guaranteed.

Start this deal with F&M

Airbnb calculator

See what a short-term rental really clears each month after every cost.

A short-term rental can look great until every monthly cost is on the tape. Enter your numbers — the example below is a deal that covers the mortgage but still loses money.

$
Average across the year, after discounts
$
Used for the break-even nights
$
Principal, interest, taxes and insurance
$
Per month
$
Linens, toiletries, coffee, restocking
Of revenue · 0 if you self-manage
$
Per month
Airbnb / VRBO host fees
$
Wear and tear, replacements
$
Per month

Airbnb deal
Total
Monthly cash flowAfter every expense
Yearly cash flow12 months
Break-even revenue
Expense ratioExpenses as a share of revenue

Estimate only. Short-term rental income swings with seasons, reviews and local rules — check your county and HOA short-term rental rules before you buy.

Finance your short-term rental

1031 Exchange

Sell an investment property and defer capital gains taxes by reinvesting in a like-kind property.

1031 Exchange: defer taxes and grow your portfolio. A 1031 exchange lets you sell an investment property and defer capital gains taxes by reinvesting in a like-kind property. The good: defer capital gains taxes, build long-term wealth, compound your investments, flexibility in property types, and help with estate planning. How it works: 1, sell your investment property using a qualified intermediary; 2, identify replacement property in writing within 45 days; 3, close on the replacement property within 180 days; 4, keep building your portfolio. Key rules: both properties must be held for investment or business, use a qualified intermediary, identify within 45 days, close within 180 days, reinvest all net proceeds in property of equal or greater value, and the property must be like-kind. The bad: taxes are deferred, not eliminated; strict deadlines; added costs and complexity; limited to investment or business property; tax laws could change; and it is not always the best option. Provided by F&M Rental Properties, LLC.

General information only — not tax or legal advice. Talk with your tax advisor and a qualified intermediary before you sell.

Financing your replacement property? Call 804-310-4750

The 1% Rule

A quick check before you buy a rental: the purchase price should generally be no more than about 100 times the monthly rent.

The 1% Rule Still Matters When Buying Rental Property. The purchase price should generally be no more than about 100 times the monthly rent — for example, $2,500 monthly rent means a $250,000 maximum purchase price. Why it matters: cash flow. Don't overpay because of a large down payment. Appreciation helps but isn't enough. Don't forget expenses like taxes, insurance, vacancies, repairs, management, and major replacements. Higher interest rates make the rent-to-price relationship even more important. The lesson: buy based on the numbers. Cash flow first — appreciation is the bonus, not the business plan. Provided by F&M Rental Properties.
Talk through a deal — call 804-310-4750