Describe your situation and discover potential private capital pathways available for California investment and business purpose real estate.
Select the scenario that most closely matches your current position. You can add detail in the following steps.
Property details help determine what private capital structures may apply to your situation. All information is kept confidential.
Understanding what you need, why, and when helps identify which private capital structures may be appropriate for your scenario.
Review the information collected. This summary will be used to identify potential private capital pathways and inform a direct conversation with Troy Mire if appropriate.
Based on the information you provided, the following educational guidance applies to private capital scenarios with similar characteristics. These are not loan approvals or commitments.
Every inquiry is reviewed personally by Troy Mire. For time-sensitive situations, calling is always faster. For complex deal structures, the form captures what matters and gets a direct response.
Private capital lending uses non-institutional funding sources to provide loans based primarily on asset value and equity rather than traditional income or credit qualification. In California real estate, it is typically used for investment properties, bridge financing, fix and flip projects, and business purpose transactions where speed or structure is a priority over rate.
A bridge loan is short-term financing that bridges the gap between an immediate capital need and a longer-term solution such as a sale, refinance, or permanent financing. It makes sense when timing is the primary constraint and the borrower has sufficient equity in the asset to support the loan. Bridge loans are not a long-term financing strategy and should only be used when the exit is clearly defined.
Private capital loans can often close in 7 to 21 days depending on the lender, property type, loan complexity, title condition, and how quickly the borrower provides documentation. Speed is one of the primary advantages over institutional lending, though rushed files with title issues or missing documents can slow any transaction regardless of the lender.
Most private capital lenders in California lend between 60 and 75 percent of the as-is property value. Fix and flip loans may lend against the after-repair value at similar ratios. Higher LTVs are occasionally available but typically come with higher rates, stricter terms, or additional requirements. Sufficient equity in the asset is the foundational requirement for any private capital loan.
Private capital is significantly more expensive than conventional lending. Interest rates typically range from 9 to 13 percent annually, and origination fees range from 1 to 4 points depending on the asset, term, and lender. These costs reflect the speed, flexibility, and risk the lender assumes. Understanding the full cost of capital is essential before committing to a private capital structure.
Generally no. Private capital lending is structured for investment and business purpose real estate. Owner-occupied residential properties are subject to consumer lending regulations — including TRID disclosure timelines and ability-to-repay requirements — that private capital programs are not designed to accommodate. Homeowners in distress may have different options depending on their specific situation.
Even though private capital is asset-based, most lenders require a property profile, recent photos or inspection, a clear preliminary title report, a borrower entity or personal identification, a business purpose certification, and a defined exit strategy. Some lenders require additional documentation depending on the loan size, property type, or borrower profile. Incomplete files slow every transaction.
It may, depending on the timeline and the equity position. In California, a Notice of Default starts a legal clock. If sufficient equity exists in the property and the timeline has not advanced to the trustee sale, a private capital refinance may be one option to stop the foreclosure. However, options narrow significantly as the auction date approaches. Acting early is critical.
A DSCR loan qualifies on rental income rather than personal income but is a longer-term, institutional product typically offered at 30-year terms and lower rates than hard money. Hard money is short-term, equity-based, and closes faster with more flexible terms. They serve different needs. DSCR is best for stabilized rental properties. Hard money is best for acquisitions, rehabilitation, or situations where speed or complexity rules out institutional programs.
Troy Mire works with a network of direct private capital lenders and investor relationships built over 20 years of active California real estate and lending practice. Every scenario is evaluated to identify the most appropriate funding source for the specific deal. The goal is the right structure at the best available terms, not simply the easiest placement.