How It Works

From First Conversation to Funded

Private capital financing does not require a formal application at the start. A conversation about the property and the situation is enough to determine whether there is a structure worth pursuing. Here is what that process looks like.

Share Your Situation

Describe the property, the deal, and the financing challenge. There is no formal application at this stage. No credit pull. No commitment. A call or a submitted form is enough to start.

What to include: property address or general area, estimated value, existing liens, what you need the financing for, and your intended exit strategy.

Initial Evaluation

Troy Mire reviews the property, the equity position, and the situation to determine whether private capital is an appropriate fit and what structure makes sense. Most deals can be evaluated in a single conversation.

This evaluation is based on the asset — the property type, condition, location, value, and available equity — not on income documentation or a credit report at this stage.

Terms and Structure

If the deal has merit, Troy Mire presents the proposed loan structure — loan amount, LTV or CLTV, rate range, term, and any conditions. Terms are specific to the deal, not pulled from a standard rate sheet.

Private capital terms vary significantly based on the loan type, property, equity, and borrower profile. Rate quotes at this stage are indicative — final terms are confirmed through underwriting.

Documentation and Underwriting

Once terms are agreed in principle, documentation is collected. For private capital, this typically includes a property appraisal, title report, proof of insurance, and basic borrower information. Significantly less paperwork than a conventional loan.

Common documents: property appraisal or BPO, preliminary title report, existing mortgage statement, proof of property insurance, and entity documents if borrowing in an LLC or corporation.

Closing

Private capital loans close through a licensed title company or escrow. The closing process mirrors a conventional loan closing — loan documents, title transfer if applicable, and wire of funds — but happens significantly faster.

Timeline from application to close: as few as 7 to 14 business days on straightforward transactions when documentation is complete.

Execute the Exit Strategy

Private capital is short-term by design. The loan structure is built around a defined exit — sale of the property, refinance into permanent financing, or completion of a value-add plan. Executing the exit on schedule is the investor's primary obligation after closing.

Common exits: retail sale after renovation, refinance into a DSCR or conventional loan after stabilization, payoff from proceeds of another transaction, or sale before loan maturity.

Evaluation Criteria

What Private Capital Evaluates

Private capital is not evaluated on the same factors as conventional lending. Here is what matters and what matters less.

Heavily Weighted

Property value and equity position
Loan-to-value or combined loan-to-value ratio
Property type and location
Clarity and feasibility of the exit strategy
Title condition and lien position
Borrower's experience with similar deals

Less Determinative

Personal income and tax documentation
Credit score (considered but not disqualifying)
Number of existing financed properties
Employment status or employer verification
Property condition at the time of closing
Prior credit events such as bankruptcy or foreclosure

Start the Process

Ready to Start Step One?

Share your situation. No application. No commitment. Just a conversation about whether there is a structure worth pursuing.

Get Funded Call 562-244-7963

Troy Mire · DRE 01199870 · NMLS 1795353