We manage your project as your owner’s representative, not your builder.
Development and construction management for Hampton Roads investors: new builds, rehabs, subdivisions, and multifamily value-add. Licensed GC and trade partners hold every build contract; we run the process end-to-end.
Your owner-side risk layer, in under three minutes
Where flip margins are right now, where projects lose money, and how we protect yours without ever touching the construction funds.
Or call (757) 349-6750
Where the money gets stuck
A contractor’s bid prices the scope you can see. The walls haven’t opened yet. And when a contractor falls through mid-project, you’re not just delayed, you’re re-vetting and re-onboarding a replacement from scratch, a cost that never shows up on a line item but shows up in every week of downtime.
Scope gaps
Hidden conditions and missing line items turn into change orders mid-job.
Held draws
Missing lien waivers, photos that don’t match the draw line, change orders nobody signed.
Firefighting
You end up managing trades and bank calls instead of finding the next deal.
Why not just hire a GC?
Most investors hire a GC and hope the numbers hold. A GC managing their own budget and their own draws is grading their own homework, when a change order shows up, you’re trusting the same person who’s paid to keep the job moving to also tell you the truth about it. We don’t build, so we have nothing to protect by keeping a number quiet. Our job is to catch the problem before it becomes your problem.
Where we are, right now*
3.75–4.00% — Fed funds rate after the September hike
~7% — 30-year mortgage quotes
21.5% — Typical gross flip return (Q2 2026), down from 27.6% a year earlier
Anyone underwriting on rates coming down is carrying a bet the market no longer makes.
*As of October 2026. Updated quarterly. Sources: Federal Reserve, ATTOM, Norada.
Where the opportunity is
Maturity wall
About $300B of multifamily debt matures in 2026, values roughly 20% below the 2022 peak. Owners need capex plans to refinance or sell.
Hampton Roads demand
Billions in new submarine contracts anchor shipyard employment, and workforce housing demand follows.
ADUs from July 2027
Virginia makes ADUs by-right statewide, a new small-build market for existing lots.
Stalled projects
Half-finished rehabs and stuck loans trade at discounts to owners who can finish them on budget.
The Real Deal / WSJ / MBA · Hampton Roads Alliance · Code of Va. § 15.2-2292.4
How it works
You
- Fund the project and set the target
- Make the final call at every decision point
- See the same budget, schedule, and draw data we do, in real time, not in a monthly update
Foundation First
- Feasibility, scope, and a lender-ready draw schedule before you close
- Weekly WIP tracking against the GC’s schedule of values
- Daily site logs and photos, tied to the budget line they support
- Draw review, change-order documentation, and closeout, all recorded as they happen
Licensed Partners
- Hold every build contract and carry the insurance
- Execute the work to the schedule and standards we set
- Log progress daily, so nothing gets reconstructed after the fact
Most investors either hire a GC directly and absorb the risk of managing their own paperwork, or try to do it all themselves. We’re the layer neither of those gives you: someone accountable for the numbers who isn’t also the one swinging the hammer.
One record. Every stakeholder. No separate story.
You, your lender, and your GC aren’t each working from a different version of what’s happening on site. Every budget line, every draw, every change order, and every daily photo lives in one shared JobTread record, updated as the work happens, not reconstructed at the end of the month. When a draw goes to your lender, it’s built from the same data you’ve been watching all along, not assembled the night before.
We don’t treat your project as our financing
Work is funded through deposits, client-funded purchasing, supplier terms, or lender draws, never by us fronting costs. That protects you, the trades, and the schedule from a mid-job cash dry-up.
Best fit — Quick-turn repairs, rehabs, rental turnovers, storm and water repair, scopes with clear funding
Case by case — Ground-up, heavy MEP, or permit-heavy scopes, only with clear funding
Not a fit — No funding clarity, unpermitted work, or price-only shopping
Standards
We hold ourselves, and every GC we coordinate, to numbers, not promises, tracked in one shared record, not scattered across texts and spreadsheets.
24 hours
written answer standard
3–5 days
draw turnaround target
100%
lien waivers before release
Weekly
WIP reporting cadence
- Photo documentation on every site visit, tied to the draw and budget line it supports
- Written change orders only, no verbal approvals, ever
- A defined escalation path if a draw is contested or a GC schedule slips
A pattern we’ve seen before
Rehab Rescue and our investor-facing services are new, we built them because we kept living this problem ourselves. Dan Sherman serves as a fractional executive to regional general contractors and holds minority stakes in a few of them. Together, our partner builders have completed 100+ projects, and we’ve overseen the budget, draw and closeout process on many of them. That discipline is now built into every Foundation First engagement. That experience is exactly what lets us onboard new investor clients with a system that’s already proven, not one we’re building as we go.
Services
Start with the service that fits where your project is right now.
Development & Construction Management
Full-cycle project management from pre-purchase review through closeout, one file, one schedule, one point of contact. Learn more
Build Coordination
Already have a contractor? We keep the budget, draws, and paperwork straight. Learn more
Rehab Rescue Review
Stalled or over-budget rehab? A scope audit, budget-to-complete, and draw package in 10 business days. Learn more
Owner’s capex budget
Renovation budget and cost-to-cure for refinance or sale.
Tax-smart records
Our JobTread budgets break costs out by component, separate repairs from improvements, and document placed-in-service dates, the records your CPA needs for cost segregation and basis. We provide records, not tax advice. Virginia decouples from federal bonus depreciation, confirm current-year treatment with your CPA.
Have a deal to review?
