Charlottesville and Albemarle County have quietly become one of Virginia’s most competitive real estate investment markets. UVA-driven rental demand, tight housing inventory, and a steady stream of relocating faculty, staff, and graduate students create conditions where a well-financed investment property can generate consistent cash flow year after year. The fundamentals here are genuinely strong — and experienced investors know it.
But investment property financing is fundamentally different from financing a primary residence. Rates run higher, down payment minimums are stricter, and underwriting standards are more demanding. Most retail loan officers at banks and credit unions are working within a single set of guidelines. As an independent mortgage broker with access to 500+ wholesale lenders simultaneously, I see every angle — conventional, DSCR, bank statement, non-QM, asset depletion, and more.
The investors who win in this market are the ones who understand their financing options before they make an offer. This guide covers the seven investment property financing strategies I use most often with Charlottesville-area investors, from first-time landlords picking up a UVA-adjacent rental to experienced operators scaling a multi-unit portfolio in Crozet or Waynesboro. Each strategy includes real numbers, implementation steps, and honest context about when it works and when it doesn’t.
Many of my clients start with a soft credit pull mortgage consultation to protect their score during the research phase. That’s always available here. Whether you’re in early research mode or ready to close, this is where to begin.
By Duane Buziak, NMLS #1110647 | Cavalier Mortgage | Coast2Coast Mortgage LLC NMLS #376205 | (434) 443-7028
1. Conventional Investment Property Loans: The Foundation Every Strategy Builds From
The Challenge It Solves
Most investors start here — and they should. Conventional investment property loans through Fannie Mae and Freddie Mac offer the most predictable pricing, the widest lender competition, and the clearest guidelines. Understanding this baseline is essential even if you ultimately use a different strategy, because every other program is priced and structured relative to it.
The Strategy Explained
Per the Fannie Mae Selling Guide, investment property down payment minimums are 15% for a single-unit property and 25% for 2-4 unit properties. Rates carry a premium over primary residence financing — this is standard across all conventional programs and reflects the higher default risk lenders assign to non-owner-occupied properties.
The critical variable most investors overlook: rate varies significantly depending on whether you’re working with a single retail lender or a broker with access to wholesale pricing across hundreds of investors. That spread is real money on a 30-year loan.
Implementation Steps
1. Run your numbers on a realistic purchase price. Let’s use a $450,000 single-unit Charlottesville rental as the baseline. At 25% down, you’re putting $112,500 down and financing $337,500. That down payment is your liquidity commitment — make sure you have reserves beyond it.
2. Understand the rate differential between retail and wholesale access. If a retail lender quotes 7.875% on that $337,500 loan, the principal and interest payment is approximately $2,443/month. If wholesale access yields a rate 0.50%–0.625% lower — a realistic range when shopping 500+ lenders versus one — the monthly savings can exceed $100–$130/month, or $36,000–$46,000 over the life of the loan. These are illustrative figures based on standard amortization math; your actual rate depends on credit score, reserves, and market conditions at time of application.
3. Verify the current conforming loan limit for Charlottesville/Albemarle. The FHFA publishes annual conforming loan limits — Charlottesville/Albemarle may qualify for elevated limits as a high-cost area. Confirm before assuming a jumbo structure is required.
4. Confirm your reserve requirements. Fannie Mae typically requires 2–6 months of PITIA reserves for investment properties, depending on how many financed properties you hold. This is often the surprise that delays closings.
Pro Tips
If you’re buying a 2-4 unit investment property, the 25% down requirement is firm under conventional guidelines — but the rental income from the non-occupied units can be used to offset the payment in your debt-to-income calculation. Structure this correctly upfront and it changes your qualifying picture significantly. Always get a full underwriting review, not just a pre-qualification, before making an offer on a multi-unit.
2. DSCR Loans: Qualify on Rental Income, Not Your W-2
The Challenge It Solves
Self-employed investors, UVA contractors, consultants, and portfolio builders often face a frustrating reality: their actual financial position is strong, but their tax returns — optimized to minimize taxable income — make them look underpowered on paper. Conventional underwriting penalizes this. DSCR loans don’t. They qualify the property, not the person.
The Strategy Explained
DSCR stands for Debt Service Coverage Ratio. The formula is straightforward: Gross Monthly Rent divided by PITIA (Principal, Interest, Taxes, Insurance, and Association dues). A DSCR of 1.0 means rent exactly covers the full payment. Most wholesale DSCR programs require a minimum ratio between 1.0 and 1.25, though some programs allow ratios below 1.0 with compensating factors.
No W-2. No tax returns. No personal income documentation. The property’s rental income is the qualifier.
Here’s a real PITIA input for Albemarle County: the current real estate tax rate is available directly from Albemarle County Finance. On a $450,000 investment property, annual taxes are a meaningful PITIA component — use the official rate, not an estimate, when modeling your DSCR before making an offer. Underestimating taxes is one of the most common errors I see in investor projections.
Implementation Steps
1. Get a current rent estimate before applying. Use a lease if you have one, or a market rent analysis from a local property manager. The appraiser will also provide a rent schedule (Form 1007) — but knowing your number upfront lets you model DSCR before spending money on an appraisal.
2. Model your PITIA precisely. Include principal and interest at your expected rate, Albemarle County property taxes at the official rate, homeowner’s insurance (get a quote), and any HOA dues. Divide gross rent by this total. If your ratio is below 1.0, discuss program options with me before assuming you’re ineligible.
3. Understand the down payment and rate tradeoffs. DSCR loans are non-QM products. Down payment minimums typically run 20–25%, and rates carry a premium over conventional financing. That premium is often worth it for investors who cannot or prefer not to document personal income — but go in with eyes open on the rate environment.
4. Consider the long-term portfolio play. Because DSCR loans don’t count against your personal DTI in the same way conventional loans do, they can be a powerful tool for scaling a multi-property portfolio without hitting conventional financing ceilings.
Pro Tips
UVA-adjacent rentals in Charlottesville — particularly those within walking distance of grounds — tend to command premium rents that support strong DSCR ratios. If you’re targeting properties in that corridor, your rent-to-PITIA math often works more favorably than in suburban locations. Run the numbers with real current rents, not optimistic projections.
3. House Hacking With FHA or VA Financing: The First-Time Investor’s Fast Track
The Challenge It Solves
The biggest barrier for first-time investors is the down payment. Conventional investment property financing requires 15–25% down — on a $400,000 duplex in the Charlottesville area, that’s $60,000–$100,000 before reserves. House hacking with FHA or VA financing collapses that barrier dramatically, and it’s one of the most underused strategies in this market.
The Strategy Explained
The mechanics are simple: buy a 2-4 unit property, occupy one unit as your primary residence, and rent the others. Because you’re owner-occupying, you qualify for owner-occupied financing terms — dramatically lower down payment requirements and more favorable rates than pure investment property loans.
Under FHA guidelines (HUD.gov 203b), you can purchase a 2-4 unit property with as little as 3.5% down if your FICO score is 580 or above. Projected rental income from the non-occupied units counts toward your qualifying income, which can substantially improve your debt-to-income ratio. FHA mortgage insurance is required, but for a buyer who needs to preserve capital, the math often still works.
For eligible veterans, the VA program is even more powerful. Per VA.gov, veterans can purchase 1-4 unit properties with 0% down as long as they occupy one unit as their primary residence. No mortgage insurance. No down payment. The rental income from the other units can help offset the mortgage payment in qualification — and in a market like Charlottesville, where UVA-adjacent rentals command strong rents, this strategy can effectively make your housing cost close to neutral.
Implementation Steps
1. Identify the right inventory. In Charlottesville, look at Belmont, 10th and Page, and neighborhoods within a mile of UVA grounds for duplexes and small multi-units. Waynesboro and Staunton offer value-play multi-unit opportunities at lower price points — ideal for investors who want stronger cash-on-cash returns and are comfortable with a slightly longer commute.
2. Confirm VA eligibility if applicable. Your Certificate of Eligibility (COE) determines your entitlement. If you’ve used VA financing before, confirm remaining entitlement before assuming you can go 0% down on a multi-unit. I can pull this for you as part of a no-cost consultation.
3. Model the rental income offset carefully. FHA allows projected rents to count toward qualification — but the calculation uses a percentage of market rent, not the full gross amount. Get accurate rent comps from a local property manager before modeling your DTI.
4. Plan your exit strategy. Owner-occupancy is required at origination, but you’re not required to live there forever. Many investors house-hack for 12 months and then convert the property to a full rental — at which point they use their freed-up FHA or VA eligibility to repeat the strategy on the next property.
Pro Tips
The VA multi-unit strategy is one of the most powerful wealth-building tools available to veterans, and it’s significantly underutilized in the Charlottesville market. I work with VA loans to 500 FICO — well below what most retail lenders will touch. If you’ve been told you don’t qualify, get a second opinion before walking away from a 0% down multi-unit opportunity.
4. Bank Statement and Non-QM Loans: Financing for Complex-Income and International Investors
The Challenge It Solves
Charlottesville has a significant population of high-earning individuals whose income doesn’t fit neatly into a W-2 box: UVA international faculty and researchers, independent contractors, business owners, and foreign nationals who’ve relocated to the area for academic or professional positions. Conventional underwriting wasn’t built for them — but non-QM programs were.
The Strategy Explained
Bank statement loans use 12 or 24 months of personal or business bank statements to calculate qualifying income, bypassing the need for tax returns or W-2s. For a business owner who legitimately writes off significant expenses — reducing taxable income on paper while maintaining strong actual cash flow — this approach reflects financial reality far more accurately than a tax return would.
Asset depletion programs take a different approach: lenders divide eligible liquid assets by a set number of months (the specific divisor varies by program, often in the 60–84 month range) to create a monthly qualifying income figure. A UVA researcher with a substantial investment portfolio but modest reported salary may qualify for significantly more financing through asset depletion than through income documentation.
ITIN and foreign national programs extend financing to borrowers without Social Security numbers. These are non-QM products with higher down payment requirements and rate premiums, but they open the door to homeownership and investment property acquisition for international UVA faculty and researchers who would otherwise be locked out of the market entirely.
Implementation Steps
1. Identify which program fits your income structure. Bank statement works best for business owners with strong cash flow and significant write-offs. Asset depletion works best for investors with substantial liquid assets and lower documented income. ITIN/foreign national programs are the path for borrowers without SSNs. These are distinct products with different requirements — don’t assume one size fits all.
2. Gather your documentation before you start shopping. For bank statement loans, 12–24 months of complete statements. For asset depletion, custodial statements showing eligible liquid assets. For ITIN programs, your ITIN documentation, passport, and typically two years of foreign credit history or alternative credit references.
3. Understand the rate and down payment tradeoffs honestly. Non-QM programs carry higher rates and typically require 20–30% down on investment properties. This is the cost of flexibility. Run your cash flow projections using realistic non-QM rate assumptions, not conventional rate benchmarks.
4. Work with a broker who has real non-QM shelf access. Most retail loan officers at banks don’t offer these programs at all. An independent broker with wholesale access to multiple non-QM investors can shop your scenario across programs and find the best combination of rate, down payment, and qualification criteria for your specific situation.
Pro Tips
For UVA international faculty specifically: many arrive in Charlottesville assuming they cannot finance property at all without a Social Security number or U.S. credit history. That’s not accurate. ITIN and foreign national programs exist precisely for this profile. The conversation is worth having — and it starts with a consultation, not a credit pull.
5. Cash-Out Refinance to 90% LTV: Unlocking Equity to Fund Your Next Acquisition
The Challenge It Solves
One of the most common constraints I see with Charlottesville-area investors who already own their primary home: they have substantial equity sitting idle while they’re scrambling to pull together a down payment for an investment property. The solution is often already in their balance sheet — they just need the right program to access it.
The Strategy Explained
Standard conventional cash-out refinancing caps at 80% LTV per Fannie Mae guidelines. Cavalier Mortgage offers cash-out refinancing to 90% LTV — a meaningful differentiator that unlocks significantly more capital from the same property.
Here’s the math on a real Albemarle County scenario: assume a home valued at $600,000 with an existing mortgage balance of $280,000.
At the standard 80% LTV cap: $600,000 × 0.80 = $480,000 maximum new loan. Cash available: $480,000 – $280,000 = $200,000 (before closing costs).
At 90% LTV: $600,000 × 0.90 = $540,000 maximum new loan. Cash available: $540,000 – $280,000 = $260,000 (before closing costs).
That additional $60,000 is a 25% down payment on a $240,000 investment property — or a meaningful contribution toward a larger acquisition. The difference between 80% and 90% LTV isn’t a rounding error; it’s often the difference between being able to execute a deal and not.
Implementation Steps
1. Get a current value estimate on your primary residence. Albemarle County values have appreciated meaningfully over recent years. An accurate current value is the foundation of the entire calculation. I can order a broker price opinion or discuss appraisal options as part of the refinance process.
2. Model your new primary residence payment against your investment property cash flow. The cash-out refi increases your primary mortgage balance and payment. Make sure the investment property you’re funding with the proceeds generates enough cash flow to comfortably service both the new primary payment and the investment property expenses.
3. Time the cash-out refi relative to your investment property purchase. Lenders will want to see that the cash-out proceeds are being used as intended. Coordinate the timing so you’re not sitting on cash for an extended period before deploying it into the investment property acquisition.
4. Understand the rate environment for cash-out refis. If your current primary mortgage rate is significantly below today’s market, a cash-out refi replaces your entire balance at the new rate. In some cases, a HELOC or second mortgage alternative may preserve your existing first mortgage rate while still accessing equity. Discuss both options with me before committing to a full cash-out refi.
Pro Tips
The 90% LTV cash-out program is not widely available through retail lenders. Most banks and credit unions cap at 80% — full stop. This is a genuine wholesale program advantage. If you’ve been told 80% is the ceiling, that’s your lender’s ceiling, not the market’s ceiling.
6. USDA and Rural Zone Strategy: Crozet, Waynesboro, and Staunton Investment Angles
The Challenge It Solves
USDA loans are frequently misunderstood in investment conversations. Investors sometimes dismiss them as irrelevant — or worse, assume they can use USDA financing on a rental property. Neither is accurate. The correct play here is more nuanced: using USDA financing strategically on a primary residence to preserve conventional capacity for a separate investment acquisition.
The Strategy Explained
USDA Rural Development loans are strictly owner-occupied programs — they cannot be used directly for investment properties. However, USDA Rural Development offers 0% down financing for eligible primary residences in qualifying rural and suburban areas. Parts of Albemarle County, the Crozet area, Waynesboro, and Staunton may qualify — verify current eligibility boundaries at the USDA eligibility map, as boundaries change.
Here’s the strategic angle: if you buy your primary residence using USDA financing (0% down, no PMI in the traditional sense, competitive rates), you preserve your conventional down payment capital for a separate investment property acquisition. Instead of tying up $80,000–$100,000 in a primary residence down payment, you deploy that capital into an investment property that generates rental income.
Waynesboro and Staunton deserve particular attention for investors focused on cap rate rather than appreciation. Price points are meaningfully lower than Charlottesville proper, and rental demand from the local workforce, Augusta Health employment, and commuters creates a different but viable investment thesis. A duplex in Staunton at a significantly lower price point than a comparable Charlottesville property may offer a stronger initial cash-on-cash return, even if long-term appreciation is more modest.
Implementation Steps
1. Verify USDA eligibility for your target primary residence area. Use the official USDA eligibility map before building your strategy around this program. Crozet’s eligibility has shifted over time as the area has grown — confirm current status before assuming eligibility.
2. Secure USDA financing on your primary, then acquire the investment property separately. The sequencing matters. USDA financing on the primary residence first, then conventional or DSCR financing on the investment property, is the cleanest execution path.
3. Run cap rate comparisons across the Charlottesville metro area. Model gross rent versus purchase price across Charlottesville city, Albemarle County, Crozet, Waynesboro, and Staunton. The highest appreciation potential and the strongest cap rates are often in different locations — know which you’re optimizing for.
4. Account for Albemarle County taxes in your investment property PITIA. Official tax rates are available at Albemarle County Finance. Use the actual rate in your projections, not a rounded estimate.
Pro Tips
The USDA strategy is most powerful for investors who are still renting their primary residence and have accumulated capital they want to deploy efficiently. Using 0% down on a primary while putting 25% down on an investment property is a capital allocation strategy, not just a loan choice. Think of it that way and the math becomes compelling.
7. Broker vs. Retail: Why Your Financing Source Is a Strategy in Itself
The Challenge It Solves
Every strategy in this guide depends on execution. And execution depends on who’s doing your financing. An investor with a strong profile and the right strategy can still leave money on the table — or lose the deal entirely — if they’re working with a financing source that doesn’t have access to the right programs, the right pricing, or the right availability. Your financing source is not a commodity. It’s a competitive variable.
The Strategy Explained
As an independent mortgage broker, I’m not employed by any single lender. I’m licensed to shop your scenario across 500+ wholesale lenders simultaneously and place your loan with the investor offering the best combination of rate, terms, and program eligibility for your specific profile. A retail loan officer at a bank or credit union is working from a single product shelf — their institution’s guidelines, their institution’s rates, their institution’s overlays.
For a straightforward conventional purchase, that difference may be modest. For investment property financing — where program access, DSCR availability, non-QM options, cash-out LTV ceilings, and VA FICO minimums all vary significantly by lender — the difference is substantial.
The comparison table below reflects the factual structural difference between an independent broker and a retail lender. Atlantic Coast Mortgage (Jenna Stiltner, NMLS #907344, ACM NMLS #643114) is the most frequently referenced name in Charlottesville realtor circles — and for a clean conventional purchase with a strong W-2 borrower, retail execution can be adequate. But for investment property scenarios involving DSCR, non-QM, 90% cash-out, VA to 500 FICO, or international buyer programs, broker independence is the differentiator.
Feature | Cavalier Mortgage (Duane Buziak) | Atlantic Coast Mortgage (Jenna Stiltner)
Lender Access: 500+ wholesale lenders shopped simultaneously | Single retail lender shelf
Investment Property Programs: Conventional, DSCR, bank statement, non-QM, asset depletion, ITIN/foreign national | Standard conventional, FHA, VA — retail program set
Cash-Out Refi Max LTV: 90% LTV available | Standard 80% LTV conventional cap
VA Loan Minimum FICO: 500 FICO | Standard retail minimums (typically 580–620+)
Availability: 24/7 — evenings, weekends, holidays | Standard business hours
NMLS: Duane Buziak #1110647 / Coast2Coast Mortgage LLC #376205 | Jenna Stiltner #907344 / ACM #643114
Reviews: 1,400+ five-star reviews (Google 4.98★, Experience.com 4.98★, Zillow 5.0★) | Individual review profile
Mortgage Pre-Approval Without Hard Pull: Available — mortgage pre-approval without hard pull to protect your score during the research phase | Varies by institution
The soft credit pull mortgage pre-approval is worth highlighting specifically for investment property buyers who are still comparing neighborhoods, running cap rate scenarios, and haven’t committed to a specific property yet. You can understand your financing parameters and maximum purchase price without triggering a hard inquiry on your credit report. That matters when you’re making multiple offers in a competitive market.
Implementation Steps
1. Start with a consultation, not an application. Before you identify a specific property, have a full financing conversation. Know which programs you qualify for, what your rate environment looks like, and what your maximum purchase price and down payment structure should be.
2. Request a soft pull pre-approval. This gives you a real, underwriting-informed picture of your qualification without affecting your credit score. It also positions you to move quickly when the right property appears.
3. Compare total cost of financing, not just rate. Rate is one variable. Program access, closing timeline, lender overlays, and reserve requirements all affect your actual outcome. A broker who can shop 500+ lenders optimizes across all of these dimensions simultaneously.
4. Leverage 24/7 availability in a competitive market. Investment properties in Charlottesville move quickly. When a duplex near UVA hits the market on a Saturday evening, you need a financing partner who’s available to pre-approve you and communicate with the listing agent before Monday morning. That’s not a feature retail loan officers can offer.
Pro Tips
The Scotsman Guide ranked me #114 nationally in 2025 with $44.4M in volume across 124 loans — all on a single NMLS number, no team aggregation. That volume reflects real execution across every loan type in this guide, in this market, with real Charlottesville-area borrowers. It’s not a marketing claim. It’s a documented pattern.
Frequently Asked Questions: Investment Property Financing in Charlottesville VA
What credit score do I need for an investment property loan in Charlottesville?
For conventional investment property loans, most programs require a minimum 620 FICO, though better pricing is available at 740+. For VA loans (on owner-occupied multi-units), Cavalier Mortgage works with scores to 500 FICO — well below standard retail minimums. DSCR and non-QM programs vary by lender; many require 620–660 minimum with higher down payments at lower scores. Call (434) 443-7028 to discuss your specific profile.
Can I use a VA loan to buy a rental property in Charlottesville?
Yes — with one condition. Per VA.gov, veterans can purchase 1-4 unit properties with 0% down as long as they occupy one unit as their primary residence. The remaining units can be rented. This is the house-hacking strategy covered in Strategy 3 above, and it’s one of the most powerful investment tools available to veterans in this market.
What is a DSCR loan and how does it work for Charlottesville investors?
A DSCR (Debt Service Coverage Ratio) loan qualifies you based on the investment property’s rental income rather than your personal income. The formula: Gross Monthly Rent divided by PITIA (Principal, Interest, Taxes, Insurance, Association dues). A ratio of 1.0 means rent covers the full payment. Most wholesale DSCR programs require 1.0–1.25 minimum. No W-2 or tax returns required — making it ideal for self-employed investors and UVA contractors.
How much do I need to put down on an investment property in Virginia?
Under Fannie Mae guidelines, the minimum is 15% for a 1-unit investment property and 25% for 2-4 units. DSCR and non-QM programs typically require 20–25% minimum. The exception: house hacking with FHA (3.5% down, owner-occupied 2-4 units) or VA (0% down, owner-occupied 2-4 units for eligible veterans).
Can I get a mortgage pre-approval without a hard credit pull for an investment property?
Yes. Cavalier Mortgage offers no hard inquiry mortgage pre-approval — a soft pull that gives you a real picture of your financing parameters without affecting your credit score. This is especially useful when you’re still comparing properties, running cap rate scenarios, or making multiple offers in a competitive market. Call (434) 443-7028 or apply online to start.
What’s the difference between a DSCR loan and a conventional investment property loan?
Conventional loans use your personal income (W-2, tax returns, pay stubs) to qualify. DSCR loans use the property’s rental income — no personal income documentation required. Conventional loans typically offer lower rates; DSCR loans offer flexibility for self-employed borrowers and portfolio builders who can’t or prefer not to document personal income. Both require investment-level down payments (15–25%).
Can international UVA faculty members finance an investment property in Charlottesville?
Yes, through ITIN and foreign national non-QM programs available via wholesale lenders. These programs don’t require a Social Security number and can accommodate borrowers without U.S. credit history using alternative documentation. Down payment requirements are higher and rates carry a non-QM premium, but the programs exist and are actively used by international buyers in the Charlottesville market. This is a conversation worth having — it starts with a consultation, not a credit pull.
How does cash-out refinancing to 90% LTV work for funding a second property?
Cavalier Mortgage offers cash-out refinancing to 90% LTV on primary residences — vs. the standard 80% LTV cap at most retail lenders. On a $600,000 Albemarle home with a $280,000 balance: at 90% LTV, the maximum new loan is $540,000, yielding $260,000 in cash (before closing costs). That capital can fund the down payment on a separate investment property acquisition. The 10% additional LTV access — unavailable through most retail channels — often makes the difference between executing a deal and not.
Putting It All Together: Your Investment Property Financing Roadmap
Investment property financing in Charlottesville isn’t one-size-fits-all — and the investors who treat it that way leave money on the table or lose deals entirely. The right strategy depends on your income structure, credit profile, existing equity, and what you’re buying.
A UVA faculty member with complex income needs a different approach than a W-2 buyer using a VA loan to house-hack a Belmont duplex. A self-employed portfolio builder scaling from three properties to six needs DSCR flexibility that conventional underwriting can’t provide. An Albemarle homeowner with $200,000+ in equity needs to know their cash-out ceiling is 90%, not 80%.
Here’s how to prioritize: if you’re a veteran, start with Strategy 3 — the VA multi-unit house hack is the most powerful entry point in this market and it’s dramatically underutilized. If you’re self-employed or have complex income, start with Strategy 2 or 4 — DSCR and non-QM programs exist precisely for your profile. If you have equity in an existing property, run the Strategy 5 math before assuming you need to save more cash. And regardless of where you start, Strategy 7 applies: your financing source is a competitive variable, not a commodity.
I’m Duane Buziak, NMLS #1110647, and I work with Charlottesville-area investors every week — from first-time landlords to multi-property operators. You can start with a no hard inquiry mortgage pre-approval to understand your options without affecting your credit score. Call me at (434) 443-7028, or get your personalized rate quote now and discover why over 1,400 five-star reviews have made Cavalier Mortgage Virginia’s consecutive VA Broker of the Year. Whether you’re targeting a UVA-adjacent rental, a Crozet value-add, or a Waynesboro multi-unit, the financing conversation should happen before the offer — not after.
