Single-family homes and townhomes, managed in-house across the Richmond region.
View rentals →Private acquisition, rehab, and bridge loans for investors, underwritten on the deal, not just a credit score.
View lending terms →Fund alongside F&M on the same vetted loans, secured by the same deed of trust.
View co-lending →Off-market Central Virginia contracts assigned to our buyers list, before they reach the MLS.
View deal flow →The Virginian — A Real Estate Community meets monthly for investors, contractors, and lenders.
View meetup details →One-page guides to questions we hear every week. Tap a guide to open it full size.
The same team underwrites the loan that manages the loan — no handoffs between departments.
F&M — every deal is local knowledge, not a call center.
Tenants, borrowers, and co-lenders reach the people who make the decisions — not a ticketing queue.
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."
We have no available rentals at this time.
Our homes are also listed on Zillow, Trulia, Realtor.com, Zumper, PadMapper, HomeFinder, HighRises, and more.
| Month | Typical rent |
|---|
Call or email us with the property and your move-in timeline.
See the unit in person before you apply — we don't lease sight unseen, unless you're relocating from out of state.
Income, background, and rental history review, same as any managed property.
Lease signing, deposit, and keys — move-in day scheduled around you.
Leases generally run two years.
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.
We do. Maintenance requests come straight to F&M and get a real response from the people who manage the property.
We ask everyone to tour the home in person before applying. If you're relocating from out of state, we can make an exception.
We review income, background, and rental history — the same as any professionally managed property.
Yes. Renters insurance is required for every lease.
Utilities need to be placed in your name before you receive the keys on move-in day.
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.
Purchase and renovation funding for fix-and-flip and value-add projects, with draws released against completed work.
Short-term capital to close on a contract while permanent financing or a sale is still in progress.
Purchase or refinance a stabilized rental based on the property's cash flow rather than personal income.
Maximum loan term: 3 years
Ground-up funding for builders and investors, released in draws against inspected phases of the build.
| Term | Range |
|---|---|
| Rate | 10–15% |
| Points (added to loan) | 2–4 |
| Extension at 6 months | +2 points added to loan |
| Loan-to-cost / LTV | 60–80% LTC, 60–70% ARV |
| Term | 6–18 months (rehab & bridge) |
| Time to close | Typically 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.
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.
Three quick borrower calculators. Estimates only — actual terms depend on underwriting.
Same math as our full loan cost calculator: every loan has a 3-month minimum interest charge, points are added to the loan and earn interest, 2 extension points are added the day after the 6-month mark and earn interest after that, plus the $200 loan processing and $200 lien release fees.
When your rehab is done, most investors refinance an F&M loan into a 30-year loan. Here's roughly what those cost today.
| Month | Bank — investment property | DSCR loan | Owner-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.
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.
| F&M private loan | Bank investor loan | DSCR loan | |
|---|---|---|---|
| Best for | Buying and fixing | Holding a finished rental | Holding a finished rental |
| Property condition | As-is, needs work, or new construction | Move-in ready | Move-in ready, rented |
| Pays for rehab | Yes, in draws | No | No |
| Time to close | As few as 4 days | 30–45 days | 21–45 days |
| Qualifies on | The deal and the property | Your income, credit, debts | The property's rent |
| Monthly payments | None | Yes | Yes |
| Project help & contractors | Yes — seasoned contractors in greater Richmond | No | No |
| Help selling | Access to hundreds of Realtors | No | No |
| Relationship | Repeat borrowers, year after year | Usually one loan | Usually one loan |
| Term | 6–18 months | 30 years | 30 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.
Same house, two exit plans. Compare a quick resale profit with renting it out and building wealth over the years.
Buy, rehab, rent, refinance, repeat. Compare what you put in with the appraised value, cash you pull out and equity you keep.
Monthly cash flow, cap rate and cash-on-cash return for a long-term rental, based on the price and your financing.
See what a short-term rental really clears each month after cleaning, supplies, management and utilities.
Total costs, profit and cash needed on a fix-and-flip, including an F&M loan.
Updated automatically — Latest data: September 2026
| Month | Days on market | Listing price | Sold price | Active listings |
|---|
Rolling 13 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).
Purchase contract, scope of work, and your exit plan.
We underwrite the property and the numbers, not just your credit.
Funds go through title, draws release against inspected progress.
Having these ready is the fastest way to a term sheet. Check them off as you go.
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.
Once your property is ready for permanent financing, we recommend Brightview Commercial Capital.
Website: BrightviewCommercialCapital.com
Phone: 804-715-0114
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.
Credit is not the deciding factor. We look at the deal and the property, along with your tax returns and bank statements.
No. Interest, points, and principal are all paid at payoff, when you sell or refinance.
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.
If the loan runs past six months, 2 extension points are added to the loan balance at month six.
Investment properties in Virginia. We don't lend on owner-occupied homes or on properties outside Virginia.
We generally finance first mortgages (first deed of trust) only. We'll make an exception for a second mortgage when additional collateral is pledged.
Draws are released against completed, inspected work. Each draw has a $185 fee, paid at loan closing.
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.
Investors currently funding loans alongside F&M across Central Virginia.
The fixed return most co-lenders earn on a funded position (example — varies by deal).
Most co-lending positions are repaid within this window.
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.
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.
At a 14% return (the low end of our typical 14–17% range), 72 ÷ 14 ≈ 5.1 years to double.
At a 2% rate, 72 ÷ 2 = 36 years to double.
Same $20,000, same 4.5 years, with earnings reinvested each year.
You'd earn about $16,100.
You'd earn about $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.
Every loan is originated and underwritten by F&M before it's ever offered to co-lenders.
Property, borrower, exit strategy, and appraisal or valuation — before you commit funds.
Your funds are wired directly to title or escrow, never to F&M directly.
Your position is recorded against the property, and you're paid in full at payoff.
$20,000 (example)
6–18 months
Deed of trust on real property
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.
Follow one example deal from funding to payoff and see the documents you'd receive along the way.
You see the property, borrower, numbers, and exit plan before you commit a dollar. If it doesn't fit, you simply pass.
This is what makes the loan secured: your name is on the lien against the property, recorded in the county land records.
Protects your lien against title problems — for example, an old unpaid lien or a forged deed in the property's history.
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.
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.
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 IRA | Solo 401(k) | |
|---|---|---|
| Who can open one | Almost anyone with retirement savings | Self-employed people and business owners with no employees other than a spouse |
| Who handles transactions | An IRA custodian processes each investment for you | You can act as trustee and write checks yourself ("checkbook control") |
| How fast you can fund a deal | Depends on the custodian's paperwork | Usually faster — you sign as trustee |
| Contributions | IRA contribution limits | Generally higher limits (as both employer and employee) |
| Roth option | Yes (Roth IRA) | Yes (Roth 401(k)) |
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.
Tell us a little about what you're looking for, and we'll reach out when a deal that fits becomes available.
Minimums vary by deal; a typical example is $20,000. Custodial (UGMA) accounts for children can start as low as $10,000.
Most co-lending positions run 6–18 months and are paid in full when the borrower sells or refinances.
You're named on the recorded deed of trust against the property, and title insurance is issued to every co-lender.
Yes. Many co-lenders fund through a self-directed Solo 401(k) or IRA. SenseFinancial, listed above, can help you set one up.
Your funds are wired directly to the title or escrow company — never to F&M directly.
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.
Tell us the areas, property types, and price range you buy in.
Photos, numbers, and our estimated ARV by text or email as deals come under contract.
First qualified response on a deal gets the assignment.
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.
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.
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
7514 Lee-Davis Road
Mechanicsville, VA 23111
6:30 – 9:00 pm · Free, with a monthly guest speaker on real estate topics
Support the Alliance's work for Virginia real estate investors.
Email Contactus@vreia.orgThe 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.
These charts refresh themselves every month from public sources: Realtor.com, Zillow, the U.S. Bureau of Labor Statistics, the Census Bureau, S&P Case-Shiller and Professor Robert Shiller, Freddie Mac, ATTOM, and the Eviction Lab. The newest month is in red.
Inflation-adjusted home prices (1890 = 100). Source: Robert J. Shiller, Irrational Exuberance, U.S. home price data, extended monthly with the S&P Cotality Case-Shiller U.S. National Index and the Consumer Price Index via FRED.
Monthly average of weekly rates for owner-occupied home loans. Investment-property, DSCR and private loans are priced higher. Source: Freddie Mac Primary Mortgage Market Survey, via FRED. The 30-year series starts in April 1971 and the 15-year series in September 1991, the earliest months published.
Active listings each month. Source: Realtor.com, via FRED (Federal Reserve Bank of St. Louis).
Homes newly listed for sale each month. Source: Realtor.com, via FRED (Federal Reserve Bank of St. Louis).
Listings under contract (pending) each month. Source: Realtor.com, via FRED (Federal Reserve Bank of St. Louis).
Median days a listing stays on the market. Source: Realtor.com, via FRED (Federal Reserve Bank of St. Louis).
Median listing price. Source: Realtor.com, via FRED (Federal Reserve Bank of St. Louis).
Share of active listings with a price reduction. Source: Realtor.com, via FRED (Federal Reserve Bank of St. Louis).
Typical asking rent, all home types (Zillow Observed Rent Index). Source: Zillow.
Unemployment rate. Source: U.S. Bureau of Labor Statistics, via FRED.
New privately owned homes authorized by building permits. Source: U.S. Census Bureau, via FRED.
Properties with a foreclosure filing each month (default notices, scheduled auctions and bank repossessions). Source: ATTOM U.S. Foreclosure Market Report.
Eviction cases filed each month in Virginia. Source: Eviction Lab, Princeton University.
For general information only. Figures come from the public sources named under each chart and may be revised by those sources. Realtor.com figures are listing data for the Richmond, VA metro area, not closed sales. Not investment, lending or legal advice.
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.
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:
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.
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.
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.
This website is meant for adults. We do not knowingly collect information from children under 13.
Our site links to other websites, such as Facebook, VREIA, and SenseFinancial. Their privacy practices are their own, so please review their policies.
We may update this policy from time to time. The effective date at the top shows when it last changed.
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.
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