© WHERE WE LEND EAST LOS ANGELES · CA
HARD MONEY LENDER EAST LOS ANGELES
A direct lender for East Los Angeles 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
East Los Angeles is a large unincorporated community east of Boyle Heights, permitted by the county rather than the city, with older housing, a college and a dense commercial spine on Whittier Boulevard.
East Los Angeles is one of the California markets Loan Goat lends in year round. Los Angeles County files and deals in Boyle Heights, Montebello and Commerce are underwritten identically, on value, exit and the plan for the property.
Loan Goat is a direct private lender, not a broker, headquartered in San Diego and funding across 46 states. An East Los Angeles 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 EAST LOS ANGELES · CA
WHAT DO EAST LOS ANGELES HARD MONEY LOANS COST
Cost on an East Los Angeles 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 an East Los Angeles 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. An East Los Angeles 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 EAST LOS ANGELES · CA
WHY LOAN GOAT IN EAST LOS ANGELES
- 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 East Los Angeles 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.
Pre-war and post-war single-family, small multi-family, and Whittier Boulevard retail. None of that is unusual here; it is the normal book.
Renovation, ADUs under county rules, and small multi-family value-add. 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
EAST LOS ANGELES 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 EAST LOS ANGELES · CA
MOST COMMON EAST LOS ANGELES LOAN SCENARIOS
- 1031 EXCHANGE Bridge money that lets an East Los Angeles replacement property close inside the 45 and 180 day windows.
- AUCTION & HUBZU East Los Angeles auction buys where the deposit is up and the clock is already running.
- BANKRUPTCY BUYOUT Buying out a partner or a plan on East Los Angeles 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 East Los Angeles 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 East Los Angeles whose write-offs make a bank file impossible.
- VACATION RENTAL East Los Angeles vacation rental purchases where the projected income does the work.
- CASH OFFERS ONLY Sellers in East Los Angeles who will only look at cash get a proof of funds that holds up.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN EAST LOS ANGELES
- 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 EAST LOS ANGELES · CA
PROPERTY TYPES WE FINANCE IN EAST LOS ANGELES
- INDUSTRIAL & WAREHOUSE Warehouse and flex space in and around East Los Angeles, purchase, refinance and cash-out.
- HOSPITALITY: HOTEL & MOTEL Motel and boutique hotel repositioning in East Los Angeles bridged to an SBA or conventional exit.
- SELF-STORAGE East Los Angeles storage facilities, stabilized or in lease-up.
- LAND Entitled and unentitled parcels around East Los Angeles on the land program.
- MANUFACTURED HOMES Los Angeles County manufactured home communities on bridge and commercial terms.
- ASSISTED LIVING East Los Angeles care facilities bridged through licensing and stabilization.
© THE APPROACH EAST LOS ANGELES · CA
HOW WE LEND IN EAST LOS ANGELES
Read the table as a promise rather than a pitch. On an East Los Angeles 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
EAST LOS ANGELES BORROWERS, IN THEIR WORDS
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Working with Loan Goat has been an absolute game-changer in my home-buying journey! From the start, Milad, brought a level of expertise and care that made the process smooth and stress-free. His team's dedication to customer service is...
ALIZE RIOS -
I recently worked with Loan Goat, and my experience was fantastic. From start to finish, the team was attentive, knowledgeable, and genuinely interested in helping me find the best loan options for my needs. They walked me through every...
LUIS GONZALEZ -
Working with Loan Goat has been an absolute game-changer in my home-buying journey! From the start, Milad, brought a level of expertise and care that made the process smooth and stress-free. His team's dedication to customer service is...
ALIZE RIOS -
I recently worked with Loan Goat, and my experience was fantastic. From start to finish, the team was attentive, knowledgeable, and genuinely interested in helping me find the best loan options for my needs. They walked me through every...
LUIS GONZALEZ
© QUESTIONS EAST LOS ANGELES · CA
EAST LOS ANGELES 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 East Los Angeles 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 East Los Angeles 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 an East Los Angeles 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 East Los Angeles asset produces or will produce value, there is usually a structure for it.
Property types -
No, it is unincorporated county, which is an important difference. The county permits work there and the city's rent stabilisation ordinance does not apply, though county and state rules may. Confirm the jurisdiction before you plan anything.
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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 EAST LOS ANGELES · CA
EAST LOS ANGELES, 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 EAST LOS ANGELES · CA
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