© WHERE WE LEND BOYLE HEIGHTS · CA
HARD MONEY LENDER BOYLE HEIGHTS
A direct lender for Boyle Heights deals that banks will not touch, priced on the asset, not the paperwork.
CALL OR TEXT US (619) 617-2797
- GOOGLE RATING 150+ REVIEWS
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- VETERAN OWNED Company NMLS 1416824 · Branch NMLS 2554618
Boyle Heights is an eastside neighbourhood across the river from downtown, with Victorian and Craftsman housing, dense small multi-family and a strong community focus on displacement.
Boyle Heights is one of the California markets Loan Goat lends in year round. Los Angeles County files and deals in Downtown Los Angeles, East Los Angeles and Arts District are underwritten identically, on value, exit and the plan for the property.
The whole point of a private lender is that the deal decides the answer. On Boyle Heights property that means value, exit and plan, reviewed by the same desk that releases the funds. Veteran-owned, in business since 2022, 1.3K+ loans closed.
© THE COST BOYLE HEIGHTS · CA
WHAT DO BOYLE HEIGHTS HARD MONEY LOANS COST
Cost on a Boyle Heights file is a function of the deal, not the market. Bridge opens at 9.00%. Residential runs to 75% LTV and commercial to 70%, on one or two year terms, and a clean file closes in 3 to 14 days.
The written quote comes before the appraisal, and it holds. For a Boyle Heights deal on a clock, that is the difference between a real number and an indication. Prepay is free on the bridge programs, which matters when the plan is to be out inside a year.
| PROGRAM | RATES | LEVERAGE UP TO | TERMS | LOAN AMOUNTS |
|---|---|---|---|---|
| BRIDGE LOAN | 9.00% to 13.00% | LTV 75% | 1 or 2 years | $150,000 to $25,000,000 |
| FIX & FLIP | 9.99% to 12.00% | LTV 85% of purchase, LTC 100% of rehab | 6 to 18 months | $250,000 to $10,000,000 |
| RENTAL DSCR | 6.50% to 9.99% Non-QM | LTV 80% | 5, 7, 30 and 40 year fixed | Sized to the property |
Starting rates for qualified borrowers, from the published terms cards. Points and fees are quoted on the Letter of Intent. Rates are subject to change without notice and are not a commitment to lend.
Those numbers are the ceiling and the floor. A Boyle Heights deal gets priced inside them once the property and the exit are on the table, usually the same day the file is opened.
© WHY LOAN GOAT BOYLE HEIGHTS · CA
WHY LOAN GOAT IN BOYLE HEIGHTS
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
Certainty is the product. A Boyle Heights borrower gets written terms, in-house capital and one person who can say yes. Nothing is sold to a warehouse line mid-process and nothing is re-priced at the closing table, which is why the review record reads 5.0 across 150+ reviews.
Victorians and Craftsman homes, small pre-war multi-family, and commercial on Cesar Chavez and First Street. None of that is unusual here; it is the normal book.
Renovation of the older stock, small multi-family held long term, and ADUs. Bridge covers the acquisition, fix and flip covers the work and the rental program takes it out.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
BOYLE HEIGHTS DEALS, FUNDED FROM SAN DIEGO.
Los Angeles County files run on the same terms as the home markets: written quote first, appraisal once terms are agreed, wire in five to seven days. 1.3K+ closed loans since 2022 and $1.5B+ funded across 46 states.
© LOAN SCENARIOS BOYLE HEIGHTS · CA
MOST COMMON BOYLE HEIGHTS LOAN SCENARIOS
- 1031 EXCHANGE Bridge money that lets a Boyle Heights replacement property close inside the 45 and 180 day windows.
- AUCTION & HUBZU Boyle Heights auction buys where the deposit is up and the clock is already running.
- BANKRUPTCY BUYOUT Buying out a partner or a plan on Boyle Heights real estate, funded on the equity in the asset.
- BANK STATEMENT LOANS Deposits instead of tax returns for self-employed buyers working Los Angeles County.
- FORECLOSURE AUCTION Courthouse and trustee sale purchases in Los Angeles County, funded on the asset and the plan.
- FOREIGN NATIONAL Foreign national buyers acquiring Boyle Heights investment property without a US credit file.
- NON-WARRANTABLE CONDOS Non-warrantable Los Angeles County condo units where the HOA or the investor concentration killed the conventional loan.
- SELF-EMPLOYED Business owners buying in Boyle Heights whose write-offs make a bank file impossible.
- VACATION RENTAL Boyle Heights vacation rental purchases where the projected income does the work.
- CASH OFFERS ONLY Sellers in Boyle Heights who will only look at cash get a proof of funds that holds up.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN BOYLE HEIGHTS
- BRIDGE LOANS Acquire, recapitalize or stabilize with short-term capital that closes in days, not months. FROM 9.00% · LTV 75% · 1-2 YR
- FIX & FLIP LOANS Buy, renovate and sell or hold, with the rehab funded through draws and no prepayment penalty. FROM 9.99% · LTV 85% · 6-18 MO
- CONSTRUCTION LOANS Ground-up financing with flexible draws through every stage of the build. LTC 80% · 12-18 MO
- RENTAL PROPERTY LOANS Long-term DSCR, portfolio and multifamily term loans that qualify on the property's cash flow. FROM 6.50% · LTV 80% · 30 YR
- COMMERCIAL LOANS Hybrid-term financing for multifamily, mixed-use, retail, office and industrial in major metros. FROM 7.90% · LTV 70% · 1-15 YR
- OWNER OCCUPIED LOANS Short-term bridge financing on the home you live in, with a refinance into a conventional or jumbo loan as the exit. FROM 10.50% · LTV 70% · 11-12 MO
- BANK FINANCING Bank statement, P&L-only and SBA programs for business owners outside the standard mortgage box. TERMS 5 TO 30 YR
- SECOND & THIRD MORTGAGES Second and third lien position loans behind an existing first mortgage. 12-36 MO · BUSINESS PURPOSE
- BLANKET / CROSS-COLLATERAL LOANS One loan across several properties, cross-collateralized when a single asset will not carry the deal. FROM 8.99% · 1-3 YR
© PROPERTY TYPES BOYLE HEIGHTS · CA
PROPERTY TYPES WE FINANCE IN BOYLE HEIGHTS
- HOSPITALITY: HOTEL & MOTEL Motel and boutique hotel repositioning in Boyle Heights bridged to an SBA or conventional exit.
- SELF-STORAGE Boyle Heights storage facilities, stabilized or in lease-up.
- LAND Entitled and unentitled parcels around Boyle Heights on the land program.
- AGRICULTURAL Agricultural land and operations outside Boyle Heights underwritten on the asset.
- CANNABIS Cannabis-use property in Boyle Heights where conventional lenders will not participate.
- AUTOMOTIVE & GAS STATION Los Angeles County fuel and automotive sites, purchase and refinance.
© THE APPROACH BOYLE HEIGHTS · CA
HOW WE LEND IN BOYLE HEIGHTS
Read the table as a promise rather than a pitch. On a Boyle Heights deal it means the leverage quoted is the leverage funded, the timeline quoted is the timeline delivered, and the person who priced the file is the person who releases the money.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
BOYLE HEIGHTS BORROWERS, IN THEIR WORDS
-
This team is equipped with professional, knowledgeable, patient, friendly, and responsive members! We were able to purchase our first investment property with the help and guidance of Milad and his team. They answered our questions...
GABI JUACHE -
Milad is the best in the game! My deal would not have happened without him. He performed at a 10 and was more hands on than I could ever ask for. Definitely recommend!
ASHLEY ANDREOTTI -
I recently completed a bridge cash-out refinance from a private lender through Loan Goat and I cannot say enough good things about the experience. As a borrower in New York - one of the most attorney-heavy and regulation-intensive states - the...
ERIC MANLUNAS -
This team is equipped with professional, knowledgeable, patient, friendly, and responsive members! We were able to purchase our first investment property with the help and guidance of Milad and his team. They answered our questions...
GABI JUACHE -
Milad is the best in the game! My deal would not have happened without him. He performed at a 10 and was more hands on than I could ever ask for. Definitely recommend!
ASHLEY ANDREOTTI -
I recently completed a bridge cash-out refinance from a private lender through Loan Goat and I cannot say enough good things about the experience. As a borrower in New York - one of the most attorney-heavy and regulation-intensive states - the...
ERIC MANLUNAS
© QUESTIONS BOYLE HEIGHTS · CA
BOYLE HEIGHTS HARD MONEY LOANS, ANSWERED
Straight answers to what borrowers ask before they call. Questions we answer elsewhere link to the page that owns them.
-
Yes. Loan Goat funds investment property in Boyle Heights and across Los Angeles County on every program listed on this site: bridge, fix and flip, construction, rental property, commercial, owner occupied, bank financing, second and third mortgages and blanket loans. The desk is in San Diego, the capital is in house, and Boyle Heights files are underwritten on the property rather than on where the borrower banks.
Request a quote -
Five to seven days is standard and low-doc bridge files have funded in as little as three. The timeline on a Boyle Heights deal is usually set by title and escrow rather than by underwriting, because the credit decision is made in house by one person. Open title early and the wire follows the written terms.
How it works -
Non-owner-occupied residential from single-family up to four units, apartment buildings, mixed-use, retail, office, industrial and flex, self-storage, hospitality, manufactured housing and land across Los Angeles County. Owner-occupied has its own program. If the Boyle Heights asset produces or will produce value, there is usually a structure for it.
Property types -
We fund business-purpose loans on lawful plans, and we expect the plan to comply with the city's rent stabilisation and tenant protections. Where a plan depends on removing protected tenants, that is a legal question you should settle before you buy.
-
No prepayment penalty on the bridge programs. Pay the loan off the day the flip sells or the refinance funds and you owe interest for the days you used the money. That matters when the whole plan is to be in and out inside a year.
All loan programs -
Five to seven days is the standard, and low-doc bridge deals have closed in as little as three. Speed comes from the structure, not from cutting corners: in-house capital, one decision maker and minimal documentation. Title and escrow set the floor, so the sooner those are opened, the sooner the wire moves.
How funding works -
Credit is reviewed, but the property carries the decision. These are business-purpose loans on non-owner-occupied real estate, underwritten to value, exit and the strength of the deal. Investors turned down by a bank for self-employment, a recent event on file or thin documentation are routine business here.
Self-employed borrowers -
Bridge money runs from 9.00% to 13.00% and moves with leverage, property type, exit and experience. Rental loans price lower because the property carries the debt, from 6.50% on the Non-QM tier. Every quote is written before an appraisal is ordered, so you are never chasing a number that changes at the closing table.
Bridge loan terms
© WHERE WE LEND BOYLE HEIGHTS · CA
BOYLE HEIGHTS, ROUTED FROM SAN DIEGO HQ.
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- Lending footprint, 46 states
- Home markets: California and Arizona
- San Diego headquarters
© GET A QUOTE BOYLE HEIGHTS · CA
SUBMIT A LOAN REQUEST
Please fill the form below and a lending advisor from our firm will reach out.
Or just give us a call now
(619) 617-2797
