© WHERE WE LEND ROSSMOOR · CA
HARD MONEY LENDER ROSSMOOR
Direct private capital for Rossmoor 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
Rossmoor is an unincorporated 1950s tract community surrounded by Los Alamitos and Seal Beach, uniform in stock and tightly held, with a strong school draw.
Rossmoor sits in Orange County, California, and Loan Goat lends on investment property across the whole of it. The same programs run in Los Alamitos, Seal Beach and Cypress, so an investor working a corridor rather than a single ZIP code keeps one lender, one quote format and one set of terms across every file.
Loan Goat is a direct lender with in-house capital and no loan committee, headquartered in San Diego and funding across 46 states. A Rossmoor 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 ROSSMOOR · CA
WHAT DO ROSSMOOR HARD MONEY LOANS COST
Pricing a Rossmoor deal is straightforward. Bridge runs from 9.00% to 13.00% and moves with leverage and risk. Ask for more of the purchase price and the rate moves up; bring a stronger exit and it moves down. Residential bridge goes to 75% LTV and commercial to 70%.
Every quote is written before an appraisal is ordered, so a Rossmoor investor knows the rate, the leverage, the term and the fees while there is still time to walk. No prepayment penalty on the bridge programs means a flip that sells in four months costs four months of interest, not twelve.
| 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 are the published ranges, not a teaser. Where a Rossmoor deal lands inside them depends on the property, the leverage and the exit. The fastest way to a real number is the address, the price and the plan.
© WHY LOAN GOAT ROSSMOOR · CA
WHY LOAN GOAT IN ROSSMOOR
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
Banks underwrite the borrower. Loan Goat underwrites the property. On a Rossmoor deal that means a self-employed investor, a recently formed LLC or a file with a complication on it is not automatically dead. The asset, the leverage and the exit carry the decision, and the answer comes back in hours instead of a month.
1950s single-family on regular lots, almost entirely detached housing. That stock is exactly what the bridge and fix and flip programs are built for.
Cosmetic renovation and additions on the uniform stock, and ADUs where the lot allows. The program follows the plan, not the other way round.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
ROSSMOOR DEALS, FUNDED FROM SAN DIEGO.
Orange 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 ROSSMOOR · CA
MOST COMMON ROSSMOOR LOAN SCENARIOS
- 1031 EXCHANGE Bridge money that lets a Rossmoor replacement property close inside the 45 and 180 day windows.
- AUCTION & HUBZU Rossmoor auction buys where the deposit is up and the clock is already running.
- BANKRUPTCY BUYOUT Buying out a partner or a plan on Rossmoor real estate, funded on the equity in the asset.
- BANK STATEMENT LOANS Deposits instead of tax returns for self-employed buyers working Orange County.
- FORECLOSURE AUCTION Courthouse and trustee sale purchases in Orange County, funded on the asset and the plan.
- FOREIGN NATIONAL Foreign national buyers acquiring Rossmoor investment property without a US credit file.
- NON-WARRANTABLE CONDOS Non-warrantable Orange County condo units where the HOA or the investor concentration killed the conventional loan.
- SELF-EMPLOYED Business owners buying in Rossmoor whose write-offs make a bank file impossible.
- VACATION RENTAL Rossmoor vacation rental purchases where the projected income does the work.
- CASH OFFERS ONLY Sellers in Rossmoor who will only look at cash get a proof of funds that holds up.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN ROSSMOOR
- 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 ROSSMOOR · CA
PROPERTY TYPES WE FINANCE IN ROSSMOOR
- MULTI-FAMILY Two to four unit buildings and small apartment stock in Orange County, purchase or cash-out.
- MIXED-USE Retail-over-residential buildings in Rossmoor commercial corridors, up to 70% LTV.
- INDUSTRIAL & WAREHOUSE Warehouse and flex space in and around Rossmoor, purchase, refinance and cash-out.
- HOSPITALITY: HOTEL & MOTEL Motel and boutique hotel repositioning in Rossmoor bridged to an SBA or conventional exit.
- SELF-STORAGE Rossmoor storage facilities, stabilized or in lease-up.
- LAND Entitled and unentitled parcels around Rossmoor on the land program.
© THE APPROACH ROSSMOOR · CA
HOW WE LEND IN ROSSMOOR
Read the table as a promise rather than a pitch. On a Rossmoor 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
ROSSMOOR BORROWERS, IN THEIR WORDS
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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 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 -
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 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
© QUESTIONS ROSSMOOR · CA
ROSSMOOR 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 Rossmoor and across Orange 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 Rossmoor 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 Rossmoor 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 Orange County. Owner-occupied has its own program. If the Rossmoor asset produces or will produce value, there is usually a structure for it.
Property types -
Uniform 1950s stock and a school-driven buyer pool. The comparable sales are tight, so the after-repair value is easy to support, and an updated house sells quickly to a family rather than to another investor.
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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 -
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
© WHERE WE LEND ROSSMOOR · CA
ROSSMOOR, 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 ROSSMOOR · CA
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