© WHERE WE LEND COVINA · CA
HARD MONEY LENDER COVINA
Direct private capital for Covina investors, underwritten on the property and funded from San Diego.
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
Covina is a central San Gabriel Valley city with a walkable historic downtown and a housing stock that is mostly post-war, priced below the foothill cities to its north.
Loan Goat funds Covina deals the way it funds California deals generally, on the asset. Los Angeles County is the working radius, and the same terms extend to West Covina, Azusa and Glendora when the next opportunity lands one town over.
Loan Goat is a direct private lender, not a broker, headquartered in San Diego and funding across 46 states. A Covina borrower deals with the lender itself, not a broker shopping the file, which is the difference between a quote you can act on and a quote that needs a second opinion.
© THE COST COVINA · CA
WHAT DO COVINA HARD MONEY LOANS COST
Cost on a Covina 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 Covina 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 Covina 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 COVINA · CA
WHY LOAN GOAT IN COVINA
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
A private lender earns its rate by being fast and being sure. On Covina property that shows up as a written quote the same day, an appraisal ordered only once the terms are agreed, and a wire inside a week. The rate buys the speed and the certainty.
Post-war single-family, some pre-war housing near downtown, small multi-family, and downtown commercial. None of that is unusual here; it is the normal book.
Tract renovation, ADUs, small multi-family, and downtown mixed-use bridge. 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
COVINA 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 COVINA · CA
MOST COMMON COVINA LOAN SCENARIOS
- 1031 EXCHANGE Bridge money that lets a Covina replacement property close inside the 45 and 180 day windows.
- AUCTION & HUBZU Covina auction buys where the deposit is up and the clock is already running.
- BANKRUPTCY BUYOUT Buying out a partner or a plan on Covina 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 Covina 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 Covina whose write-offs make a bank file impossible.
- VACATION RENTAL Covina vacation rental purchases where the projected income does the work.
- CASH OFFERS ONLY Sellers in Covina who will only look at cash get a proof of funds that holds up.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN COVINA
- 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 COVINA · CA
PROPERTY TYPES WE FINANCE IN COVINA
- RETAIL Strip centers and free-standing retail in Los Angeles County with a repositioning plan.
- OFFICE Covina office assets being repositioned or bridged to a conventional exit.
- INDUSTRIAL & WAREHOUSE Warehouse and flex space in and around Covina, purchase, refinance and cash-out.
- HOSPITALITY: HOTEL & MOTEL Motel and boutique hotel repositioning in Covina bridged to an SBA or conventional exit.
- SELF-STORAGE Covina storage facilities, stabilized or in lease-up.
- LAND Entitled and unentitled parcels around Covina on the land program.
© THE APPROACH COVINA · CA
HOW WE LEND IN COVINA
The comparison is the operating rulebook: high leverage, speed to close, capital that is actually there, low documentation, in-house processing and a rate the deal earns. When a bank says no on a Covina file, this desk looks at the property. When the deal does not pencil, you hear it before the appraisal is ordered.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
COVINA BORROWERS, IN THEIR WORDS
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I referred my friend over to Milad and while they weren't ready to do a fix and flip just yet, Alex told me Milad was the first lender that actually explained the process, how constructions loans work, and answered all their questions. She...
MELANIE SANCHEZ -
Fantastic experience working with Milad and his staff at loan goat. Closed both of my loans in less than 10 days. Best hard money lender hands down in San Diego
ALEX TELEFORD -
This is my first experience dealing with Milad Shamoun & Blair Noble at Loan Goat. Very professional, accommodating and focused on obtaining results. Over my years I have dealt with various types of Intuitional and Private Lenders. Loan Goat stacks up with the best.
RAYMOND HERRERA -
I referred my friend over to Milad and while they weren't ready to do a fix and flip just yet, Alex told me Milad was the first lender that actually explained the process, how constructions loans work, and answered all their questions. She...
MELANIE SANCHEZ -
Fantastic experience working with Milad and his staff at loan goat. Closed both of my loans in less than 10 days. Best hard money lender hands down in San Diego
ALEX TELEFORD -
This is my first experience dealing with Milad Shamoun & Blair Noble at Loan Goat. Very professional, accommodating and focused on obtaining results. Over my years I have dealt with various types of Intuitional and Private Lenders. Loan Goat stacks up with the best.
RAYMOND HERRERA
© QUESTIONS COVINA · CA
COVINA HARD MONEY LOANS, ANSWERED
Straight answers to what borrowers ask before they call. Questions we answer elsewhere link to the page that owns them.
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Yes. Loan Goat funds investment property in Covina 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 Covina 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 Covina 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 Covina asset produces or will produce value, there is usually a structure for it.
Property types -
Covina is the older and smaller of the two, with a genuine historic downtown and more character stock; West Covina is larger and more suburban. Both are solid renovation markets, and the comparable sales do not cross between them, so use the right city's data.
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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 COVINA · CA
COVINA, 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 COVINA · CA
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