Private Capital Financing FAQ

Private capital financing is a category of real estate lending that evaluates loans primarily on the property's asset value and equity rather than on conventional income documentation, credit score thresholds, or property condition standards. It includes bridge loans, DSCR loans, fix-and-flip financing, construction loans, and equity-based lending. Troy Mire, licensed under DRE 01199870 and NMLS 1795353, provides private capital financing across Los Angeles, Orange, Riverside, San Bernardino, and Ventura counties.

Bank loans are evaluated primarily on the borrower's income, credit profile, and the property's condition meeting minimum habitability standards. Private capital loans are evaluated primarily on the property's value, the available equity, and the borrower's exit strategy. Private capital closes faster — often in 7 to 14 days versus 30 to 45 days for conventional loans.

Hard money is the legacy term for asset-based real estate lending. Private capital is the broader, current term encompassing bridge loans, DSCR loans, fix-and-flip financing, and equity-based lending — all evaluated primarily on the asset.

Credit score is considered but is rarely a disqualifying factor on its own for private capital financing. The primary qualification criteria are the property's value, the available equity, and the clarity of the exit strategy. Borrowers with prior credit events can access private capital when the underlying deal has sufficient equity and a realistic path to payoff.

A prior bankruptcy does not automatically disqualify a California real estate investor from private capital financing. 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.

Income verification requirements vary by loan type. Bridge loans and equity-based loans typically require minimal income documentation. DSCR loans qualify on the property's rental income rather than personal income — no personal tax returns or pay stubs required.

A bank decline does not eliminate private capital financing as an option. Banks decline loans for reasons that private capital lenders do not apply — property condition, income documentation complexity, financed property count limits, and credit overlays.

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 all required documentation is ready. Conventional financing typically requires 30 to 45 days or longer.

Documentation for private capital loans is significantly less than conventional financing. Common requirements include a property appraisal or broker price opinion, preliminary title report, proof of property insurance, and basic borrower identification.

No. The first step with Troy Mire is a conversation about the property, the deal, and the financing challenge. No formal application, no credit pull, and no commitment are required at this stage.

A bridge loan is a short-term loan — typically 6 to 24 months — that provides capital while a longer-term solution is arranged. A DSCR loan is a longer-term investor financing product — up to 30 years — that qualifies based on the property's rental income covering its debt obligations.

Private capital financing is available for non-owner-occupied investment properties including single-family residences, condominiums, 2-4 unit multifamily, 5+ unit apartment buildings for some programs, small commercial, mixed-use, and properties in any condition.

Yes. Private capital loans are commonly structured to LLC or corporation borrowers for non-owner-occupied investment properties. The lender will require entity formation documents, operating agreement, and authorization from managing members.

Private capital rates in California are higher than conventional mortgage rates because they reflect the speed, flexibility, and asset-based evaluation. Rates vary significantly based on loan type, LTV, property type, and borrower profile. Contact Troy Mire at 562-244-7963 for indicative terms.

Yes. Private capital loans typically include origination fees — points — in addition to the interest rate, paid at closing. The number of points varies based on loan type, complexity, LTV, and lender.

Troy Mire provides private capital financing across five Southern California counties: Los Angeles County, Orange County, Riverside County, San Bernardino County, and Ventura County. Licensed as California real estate broker DRE 01199870 and mortgage loan originator NMLS 1795353 under C2 Financial Corp NMLS 135622.

Yes. Troy Mire's private capital financing covers properties throughout Los Angeles County, Orange County, Riverside County, San Bernardino County, and Ventura County — including both incorporated cities and unincorporated areas.