Private Capital Financing
for California Real Estate
Investors

A bank decline does not eliminate financing options for California real estate investors. Private capital lenders evaluate loans primarily on the asset value, available equity, and the borrower's exit strategy — not on the same credit overlays, property condition requirements, or income documentation standards that caused the conventional decline. Troy Mire, a licensed California mortgage loan originator (NMLS 1795353) operating under C2 Financial Corp (NMLS 135622), works with investors across Los Angeles, Orange, Riverside, San Bernardino, and Ventura counties whose conventional applications were declined. The starting point is a conversation about the property and the situation, not a new loan application.

Private capital financing in California can close in as few as 7 to 14 business days when the property has clear title, sufficient equity, and documentation is in order. Where conventional financing typically takes 30 to 45 days or longer, private capital transactions move on investor timelines. The actual timeline depends on the deal structure, title status, and how quickly the borrower provides required documentation. Troy Mire, licensed under DRE 01199870 and NMLS 1795353, has facilitated private capital closings in Southern California in as few as 7 days on straightforward transactions.

Yes. Properties in non-lendable condition due to deferred maintenance, incomplete construction, fire damage, or rehab needs can often be financed through private capital when conventional lenders decline. Fix-and-flip and bridge financing structures allow investors to acquire and rehabilitate properties that fall outside conventional lending standards. The loan is evaluated on the as-is value, the after-repair value, and the borrower's construction plan and exit strategy. Troy Mire structures fix-and-flip and rehabilitation financing for California real estate investors across Los Angeles, Orange, Riverside, San Bernardino, and Ventura counties.

A prior bankruptcy does not automatically disqualify a California real estate investor from private capital financing. Private capital lenders evaluate each transaction based primarily on the property's equity position and the borrower's ability to execute their exit strategy — not on credit history alone. The strength of the asset, the loan-to-value ratio, and the clarity of the exit plan are weighted more heavily than credit events in the borrower's history. Troy Mire has structured private capital financing for California investors with prior bankruptcies when the underlying deal had sufficient equity and a clear path to payoff.

A DSCR loan, or debt service coverage ratio loan, qualifies the borrower based on the rental income produced by the property rather than personal income. The debt service coverage ratio is calculated by dividing the property's gross rental income by its total debt obligations. A DSCR of 1.0 means the property income covers the debt exactly. Most lenders prefer a DSCR of 1.1 to 1.25 or higher. California real estate investors with rental properties, complex income structures, or multiple financed properties often use DSCR loans to expand their portfolios when conventional income documentation creates qualification challenges. Troy Mire, NMLS 1795353, structures DSCR loans for investors across Los Angeles, Orange, Riverside, San Bernardino, and Ventura counties.

Troy Mire provides private capital financing across five Southern California counties: Los Angeles County, Orange County, Riverside County, San Bernardino County, and Ventura County. Troy Mire is licensed as a California real estate broker (DRE 01199870) and mortgage loan originator (NMLS 1795353) operating under C2 Financial Corp (NMLS 135622). Investors with properties or acquisition targets in these five counties can contact Troy Mire directly at 562-244-7963 or [email protected] to discuss their financing situation.

Private capital and hard money lending are closely related terms that describe non-conventional, asset-based real estate financing. Hard money is a legacy term that originated in the distinction between loans secured by hard assets versus soft assets. Private capital is the broader, more current term that encompasses bridge loans, DSCR loans, fix-and-flip financing, equity-based lending, and construction financing — all evaluated primarily on the asset rather than conventional underwriting standards. Both are faster than conventional financing, more flexible on borrower credit and income, and structured around the equity in the property. Troy Mire uses the term private capital to describe the full range of non-conventional investor financing solutions available across Southern California.

Private capital loan amounts and loan-to-value ratios in California vary based on the loan type, property condition, property type, and the borrower's profile. As general reference points, bridge loans are often structured at 60 to 70 percent LTV, fix-and-flip loans at 70 to 80 percent of total acquisition and rehab cost, DSCR loans at 65 to 75 percent LTV, and equity-based loans at 55 to 65 percent combined loan-to-value. Rates and terms depend on the deal structure. Troy Mire evaluates each scenario individually — the right structure depends on the asset, the equity, and the borrower's exit. Contact Troy Mire at 562-244-7963 to discuss terms for a specific situation.