Investment Properties in Los Angeles, CA

As your investment portfolio grows, managing individual loans for each property becomes cumbersome and inefficient. Our portfolio loan programs consolidate financing for multiple properties under a single loan structure, simplifying administration and potentially improving overall terms. Portfolio loans can include 5-20+ properties of various types, single-family homes, condos, small multi-family buildings, pooled together with cross-collateralization that may provide better leverage than individual property loans. We evaluate portfolio loans based on aggregate cash flow, overall loan-to-value across the pool, and your track record as an investor. These loans are particularly valuable for investors who have reached conventional financing limits or prefer to hold properties in entity structures. Portfolio structures can include blanket loans covering all properties, or master loan agreements with individual property schedules that allow properties to be released upon sale or refinance without disrupting the overall facility.

Debt Service Coverage Ratio (DSCR) lending evaluates loan qualification based on the property's income relative to debt payments rather than the borrower's personal income. This approach is ideal for self-employed investors, retired investors living on investment income, or those who have accumulated significant assets but show minimal taxable income. Our DSCR loans require that property net operating income exceed debt service by a specified margin, typically 1.20x to 1.25x, providing a cushion for vacancy or expense fluctuations. We verify income through rent rolls, lease agreements, and operating statements rather than tax returns or W-2s. DSCR lending removes the documentation burden that often disqualifies experienced investors from conventional financing. These loans work for single acquisitions, refinances, or cash-out transactions, and can be structured with 30-year amortization for maximum cash flow or shorter terms for faster payoff.

Cash-out refinancing allows investors to access equity from appreciated properties without triggering taxable events through sales. This strategy has powered portfolio growth for countless Los Angeles investors as property values have risen significantly over the past decade. Our cash-out programs allow investors to extract equity, often 65-75% of current property value minus existing loan balances, to fund new acquisitions, renovations, or other investments. Unlike conventional cash-out refinances that may limit proceeds or require extensive seasoning periods, our hard money cash-out loans can be completed quickly with streamlined documentation. Common applications include pulling equity from a stabilized rental to acquire a value-add opportunity, funding down payments on multiple new properties, and providing capital for renovation projects across the portfolio. The ability to recycle capital without selling assets is a key advantage of real estate investing that our cash-out financing facilitates.

Cross-collateralization allows investors to use equity from existing properties to enhance financing on new acquisitions or refinances. Rather than limiting loan amounts to the value of a single property, we can structure loans that consider your overall equity position across multiple assets. For example, if you're acquiring a property with 65% LTV available based on its standalone value, but you own another property with significant equity, we can cross-collateralize both properties to achieve higher leverage on the acquisition, potentially 80% or more of purchase price. This strategy is valuable when acquiring properties with strong upside potential where you want to minimize cash outlay, or when refinancing to access maximum capital. Cross-collateralization can also improve interest rates and terms by reducing lender risk through additional collateral. As you build equity across your portfolio, this tool becomes increasingly powerful for accelerating growth.

Portfolio loans consolidate financing for multiple properties under a single loan structure, while individual property loans finance each asset separately. Portfolio loans offer administrative simplicity, potentially better overall terms through diversification, and easier management of property acquisitions and dispositions. Individual loans provide flexibility to finance different properties on different terms and release individual assets without affecting others. We offer both structures and can help determine which approach best serves your specific portfolio and investment strategy. Many investors start with individual loans and transition to portfolio structures as they accumulate multiple properties.

DSCR (Debt Service Coverage Ratio) lending qualifies borrowers based on property income rather than personal income. We calculate DSCR by dividing the property's net operating income (gross rents minus operating expenses) by the total debt service (principal, interest, taxes, and insurance). A DSCR of 1.25 means the property generates 25% more income than required for debt payments. We typically require minimum DSCR of 1.20-1.25 depending on property type and market. This approach allows self-employed investors, retired investors, and those with complex income situations to qualify based on property performance rather than personal tax returns or employment verification.

No, we don't impose arbitrary limits on the number of investment properties you can finance. Unlike conventional lenders who typically cap borrowers at 4-10 financed properties, our hard money programs can accommodate unlimited portfolio growth based on asset quality, overall cash flow, and your track record as an investor. Many of our clients have financed 20, 30, or more properties with us over time. As your portfolio grows and you demonstrate consistent performance, you may qualify for preferred rates, higher leverage, and streamlined processing on subsequent transactions.

Yes, we regularly structure cash-out refinances on multiple properties simultaneously or sequentially to provide capital for portfolio expansion. You can refinance individual properties as opportunities arise, or we can structure portfolio cash-out loans that consider your aggregate equity position across multiple assets. Cash-out proceeds can fund down payments on new acquisitions, renovation projects, or reserves for future opportunities. Unlike conventional cash-out refinances that may have strict seasoning requirements limiting how soon you can refinance after purchase, our hard money programs offer flexibility on timing.

Absolutely. We regularly lend to LLCs, limited partnerships, corporations, and other entity structures commonly used by real estate investors. Entity borrowing preserves liability protection and supports tax planning strategies. We require standard entity documentation including articles of organization, operating agreements, and certificates of good standing. Our entity loans don't require personal guarantees in all cases, guarantee requirements depend on loan size, leverage level, property type, and your investment experience. For experienced investors with strong track records, we offer non-recourse or limited recourse structures on qualifying transactions.