California real estate investor capital
Hard Money, Bridge & DSCR Loans in California
Asset-based capital where the property is the credit. Fix-and-flip, bridge before permanent financing, distressed purchases, and DSCR rental loans underwritten on the property's cash flow. Quick underwriting available.
We lend in all 50 states — headquartered in California
What we fund
Every kind of deal banks move too slowly on.
Fix & Flip
Up to 90% of purchase and 100% of rehab, capped at 70–75% of after-repair value. 6–24 month interest-only terms, $75K–$2M loans, 660+ FICO preferred. First-time investors eligible at lower leverage.
Bridge Before Permanent Financing
Close fast now, refinance into a DSCR, conventional, or SBA loan once the property is stabilized. Bridge capital keeps the deal yours.
Distressed & Time-Sensitive Purchases
Probate sales, foreclosures, court confirmations, and off-market deals where a 30-day bank close kills the offer.
DSCR Rental Loans
Long-term financing for 1–4 unit rentals and small multifamily, qualified on the property's rent — not your personal income. 30-year terms, up to 80% LTV, minimum DSCR 1.10–1.25.
Cash-Out Refinance
Pull equity out of properties you already own for the down payment on the next deal, renovations, or reserves.
Value-Add & Reposition
Capital to reposition apartments and mixed-use buildings — renovate, fill vacancies, and lift the value before refinancing.
Who qualifies
The deal is the qualification.
- Skin in the game. Purchases typically require 10–30% down or equivalent equity; refinances need real equity in the property.
- Asset-based underwriting. FICO matters far less than the property, the leverage, and your exit plan. Recent credit events don't automatically disqualify you.
- DSCR loans qualify on rent. A minimum DSCR of 1.10–1.25 is typical — the property's rent covers its own payment, with no personal income check.
- Experience improves pricing. First-time flippers and landlords are welcome; track record lowers leverage and cost.
- Borrow in an entity. These are business and investment loans — an LLC, LP, or trust typically holds title.
How it works
From deal to wire in about a week.
- 1
Send the deal
Property address, purchase price, rehab or rent numbers, and your exit plan. Most files receive a term sheet in 2–3 business days — often faster.
- 2
Appraisal & title
A quick inspection or full appraisal depending on the program, plus title and entity paperwork.
- 3
Close in 5–30 days
Timing depends on loan type — bridge and fix-and-flip close fastest, DSCR and commercial take longer. Docs signed, funds wired to escrow. Rehab draws release as work completes.
Investor guides: DSCR Loan Requirements · Fix-and-Flip Loans in California
Related investor capital
Private Money Lending
Individual and fund capital that underwrites the deal, not your W-2.
Learn moreMultifamily & Portfolio Loans
5+ unit apartments, mixed-use, new construction, and 5+ SFR portfolios.
Learn moreCommercial Real Estate Financing
Long-term purchase, refinance, and construction capital.
Learn moreSBA Loans for Real Estate
Owner-occupied purchases with 10% down and terms to 25 years.
Learn moreHard money & DSCR FAQ
What is the difference between hard money and a DSCR loan?
Hard money is short-term, asset-based capital — priced on the deal itself, used for purchases, fix-and-flips, and bridge situations. A DSCR loan is long-term rental financing where the property's rent covers the payment (Debt-Service Coverage Ratio). Many investors use hard money to close fast, then refinance into a DSCR loan once the property is stabilized.
What is a DSCR loan?
DSCR stands for Debt-Service Coverage Ratio. It compares a property's rent to its monthly payment. A DSCR of 1.0 means the rent exactly covers the payment; above 1.0 means positive cash flow. The higher the DSCR, the more leverage and better pricing a property can support.
Does a DSCR loan use my personal income?
No. DSCR loans qualify the property, not the borrower's tax returns or W-2s. Your credit score still affects pricing, but there is no debt-to-income calculation based on personal income — which is why DSCR loans are popular with self-employed investors.
How fast can a hard money loan close?
Five to ten business days is common for a clean file with a responsive buyer. Rush closings in under a week are possible when title, insurance, and the appraisal are expedited. Traditional banks take 30–60 days — speed is the whole point of this capital.
Do I need to buy in an LLC?
Typically yes. Asset-based lenders lend to business entities — an LLC, LP, or trust — because the loan is underwritten as a business or investment loan. If you don't have an entity set up yet, tell us early so it doesn't hold up the close.
What do hard money loans cost?
Pricing is deal-specific — it depends on leverage, your experience, the property, and your exit strategy, so we don't publish one-size-fits-all numbers. Send us the deal and a specialist will walk through actual figures for your scenario within a day.
Have a deal that can't wait?
Send us the address and the numbers. A California advisor reviews every deal personally.
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