@Jay B. I have done business with Dominion for their 30 year DSCR product. They are a reputable company.
It has been a couple of years. I couldn’t tell you what rates are today but I assume they are competitive.
Ok, Thank You. I’ll look into them . We’ll actually be in Baltimore next week for our Anniversary. My wife loves Crabcakes, So I’m bringing her to the Holy Grail.
Can we start a separate Maryland Crab Cake thread!? Not sure where you're planning to take her but here are a few of the local favorites:
-Pappas on Taylor Ave (they've opened up a few new locations too)
-Kocos Pub on Harford Rd in Lauraville
-Faidley's Seafood in Lexington Market
-Box Hill Pizzeria in Abingdon (about 45 minutes outside of Baltimore but worth the drive!)
@Jay B. I have done business with Dominion for their 30 year DSCR product. They are a reputable company.
It has been a couple of years. I couldn’t tell you what rates are today but I assume they are competitive.
Ok, Thank You. I’ll look into them . We’ll actually be in Baltimore next week for our Anniversary. My wife loves Crabcakes, So I’m bringing her to the Holy Grail.
@Jay B. I have done business with Dominion for their 30 year DSCR product. They are a reputable company.
It has been a couple of years. I couldn’t tell you what rates are today but I assume they are competitive.
Ok, Thank You. I’ll look into them . We’ll actually be in Baltimore next week for our Anniversary. My wife loves Crabcakes, So I’m bringing her to the Holy Grail.
Can we start a separate Maryland Crab Cake thread!? Not sure where you're planning to take her but here are a few of the local favorites:
-Pappas on Taylor Ave (they've opened up a few new locations too)
-Kocos Pub on Harford Rd in Lauraville
-Faidley's Seafood in Lexington Market
-Box Hill Pizzeria in Abingdon (about 45 minutes outside of Baltimore but worth the drive!)
@Jay B. Trying them now so far they're not instilling confidence in me. Updates are rare and most correspondence is will call you back or something of that sort. I'll try a different company with have another property. Will let you all know how this turns out.
Has anyone had any experience with this company?. Found them on fb along with a few others offering 30Yr DSCR rental loans.
I have a couple of friends and clients who have tried them and, from what I've heard, similar experience to what @Amere Mack had experienced. The product is real and solid, but getting to the finish line might be a little tough, especially on anything long term.
@Amere Mack UPDATE My honest opinion don't waste your time. Pulled out going with another company to many problems. Who knows they may be a fit for someone else just not me.
Researching... any recent experiences with Dominion? Feedback would be appreciated
I closed two loans with them in the past week. One multifamily (6 unit) in Brooklyn and 1 fix-n-flip in Dallas TX. the multi fam was 20% down but the fix-n-flip was their 100% financing program. Both went smooth. The biggest issue is that you have to be able to show cash in reserves. I showed it through various other entity (which i own) bank accounts and they required those entities to be guarantors on the loan. (required formation and OA docs for those entities). If someone else is on an entity, that individual has to also be a guarantor.
During underwriting they requested entity documentation for past completed projects. They literally went through each operating agreement and prepared an email listing out each member of each LLC and clarifying they each had to guarantee the loan despite the fact none of those entities were even being used for the purchase (which was previously explained to Dominion Financial). Must've taken a day's worth of labor to complete that exercise. Was a huge waste of time pulling teeth with their irrelevant document requests and moved on.
During underwriting they requested entity documentation for past completed projects. They literally went through each operating agreement and prepared an email listing out each member of each LLC and clarifying they each had to guarantee the loan despite the fact none of those entities were even being used for the purchase (which was previously explained to Dominion Financial). Must've taken a day's worth of labor to complete that exercise. Was a huge waste of time pulling teeth with their irrelevant document requests and moved on.
Had clients use them, and they claimed the process was way too tough of pulling funds.
For rehab loan draws? I got an ad for Dominion in the mail the other day and was thinking about checking them out, 100% PP and 100% rehab sounds nice. The lender I mainly use now does 70% PP but the rehab draws are very easy, wired within a couple days of your request.
@Derrick Lewis It's a sales gimmick. Once you complete their application process, they will determine you don't fall under their top tier borrower qualifications and propose terms that are far less favorable. Hear they drag borrowers along and by the time the borrowers learn their leverage fate it's too late to shop the loan elsewhere. I don't believe Dominion is the only hard money group to do this but that's how they get borrowers like yourself through the door. Anyone else have this experience with Dominion?
@Derrick Lewis It's a sales gimmick. Once you complete their application process, they will determine you don't fall under their top tier borrower qualifications and propose terms that are far less favorable. Hear they drag borrowers along and by the time the borrowers learn their leverage fate it's too late to shop the loan elsewhere. I don't believe Dominion is the only hard money group to do this but that's how they get borrowers like yourself through the door. Anyone else have this experience with Dominion?
Hey Sebastian,
Sorry to hear about your experience. I’m not sure who you were working with, but I’d love the chance to chat and earn your business back.
We aim to keep things straightforward with commonsense underwriting. We underwrite you as a borrower/guarantor based on your experience, liquidity, and credit—no upfront application fees for a pre-approval. This helps you see what leverage tiers you qualify for before submitting offers or moving forward with us as your lender.
We do offer 100% purchase and rehab financing up to 70-75% ARV, though leverage may be limited for heavy rehabs, new construction, or 5+ unit deals. If you have a deal on the table, I can provide a preliminary quote in 10-15 minutes. Once pre-approved, we'll underwrite your deals in 1-2 business days with a desktop valuation and confirm max leverage.
I don’t typically charge upfront fees unless it’s a complex deal, so there’s little risk in getting a quote and giving us a shot. Let me know if you’d like to discuss further!
RTL Product offering is balance sheet allowing for far more internal discretion. Example: 100% financing on flips-yes that is real.
30 year is MLPA setup selling into secondary. Note buyer holds all control to guides and allowances. However, they are much more strict with showing different entity sets whether it be for showing funds under other company names that you own. You can definitely find better 30 year lenders.
Dominion Financial Services: 5 Months of Delays, Broken Commitments, and Zero Accountability
I am a real estate developer who engaged Dominion Financial Services for both a construction loan and a DSCR takeout loan on the same property. My experience with the permanent financing process was one of the worst professional ordeals I have encountered in years of development. Other investors deserve to know what they are getting into.
Here is what actually happened:
In December 2025, I began the DSCR refinance process with Dominion to retire my construction loan. On January 8, 2026, Dominion's loan officer committed in writing — not paraphrased, a direct written commitment — that the loan would close within 10 days of appraisal completion. The appraisal was ordered January 16 and finalized February 5. The committed close date was February 15, 2026.
Dominion did not close on February 15. They did not close in February. They did not close in March. As of this writing, the loan never closed — and Dominion has walked away from the transaction entirely, after five months of my time, energy, and money.
Every delay traces directly back to Dominion:
• Dominion's appraiser submitted an incomplete report. The correction process consumed 17 days.
• On January 26, Dominion was notified of an incorrect property address in their system. I provided documentation the next day without being asked. Dominion told me on January 30 the issue was resolved. It was not. When I followed up on March 16, I learned the address was still unresolved — 49 days after they first knew, 47 days after I supplied the fix. Dominion never told me. I found out only by demanding an update.
• Dominion issued document requests in at least five separate rounds over two-plus months instead of providing a complete checklist upfront. Every time I received a request, I responded same-day or next-day without exception.
• From mid-March onward, Dominion sent daily updates stating nothing was needed from my side — while the loan sat internally stalled.
• Dominion never set a closing date. Not once in five months.
The financial damage is real and ongoing. Every day since February 15, I have been paying 11.99% interest on the construction loan instead of the 6.495% permanent rate I was promised — over $100 per day. That excess cost has already exceeded $5,000 and grows daily. The delays cost me a key vendor relationship. My credit was pulled for a loan that never closed. Starting over with a new lender adds roughly 45 days, meaning total excess interest will approach $10,000–$12,000 before I am done.
When I escalated with a fully documented timeline — dates, email evidence, everything — management offered no credit, proposed a rate higher than what was committed, and ultimately sent a two-sentence email saying they would not be proceeding.
Dominion's tagline is "Fast. Focused. Simple." My experience was the precise opposite of every one of those words.
If you are considering Dominion for any loan product, I strongly recommend against it. Zero Stars.
Very bad company, completely taking advantage of the borrowers by adding additional 20% over principal payoff, trying all different ways to reject rehab reserve but still charging interest on them. Overall, one of the worst lender we have worked with in 20 years.
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