© WHERE WE LEND TEMPLE CITY · CA
HARD MONEY LENDER TEMPLE CITY
Hard money for Temple City and Los Angeles County: written terms first, wire in five to seven days.
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
Temple City is a quiet San Gabriel Valley city known for its camellias and its schools, with post-war housing being steadily replaced by larger new construction.
Every program on this site is available on Temple City property and across Los Angeles County. Investors who also buy in Arcadia, Rosemead and El Monte run those deals through the same desk, which is the point: one lender who already knows the borrower, the entity and the exit strategy.
Nothing about a Temple City address slows the process down. Terms are written from the property, title and escrow are opened locally, and the money moves from San Diego. 1.3K+ closed loans since 2022 and $1.5B+ funded across 46 states is what that machine has produced so far.
© THE COST TEMPLE CITY · CA
WHAT DO TEMPLE CITY HARD MONEY LOANS COST
What a Temple City hard money loan costs comes down to four things: the leverage, the property, the exit and how much documentation you want to hand over. Bridge money runs from 9.00% to 13.00%, with leverage up to 75% on residential and 70% on commercial, on one or two year terms.
Terms arrive in writing first. That is deliberate: a Temple City borrower should be able to underwrite the lender before spending a dollar on third-party reports. Bridge loans carry no prepayment penalty, so paying off early costs nothing but the days you used.
| 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.
The ranges above are what is actually available. Send the Temple City address and what you intend to do with it and the quote comes back with the exact rate, leverage and term for that deal.
© WHY LOAN GOAT TEMPLE CITY · CA
WHY LOAN GOAT IN TEMPLE CITY
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
Working with a direct lender on a Temple City deal removes the layers. There is no broker marking up the file, no correspondent shopping it and no investor behind the investor. One lender, its own capital, one set of terms.
Post-war single-family, newer large-footprint rebuilds, small multi-family, and Las Tunas Drive retail. Every one of those property types is on the eligible list.
Teardown and rebuild on the older lots, renovation, and small multi-family. Whichever of those plays is on the table, there is a program written for it.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
TEMPLE CITY 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 TEMPLE CITY · CA
MOST COMMON TEMPLE CITY LOAN SCENARIOS
- 1031 EXCHANGE Exchange deadlines do not move, so Temple City replacement purchases get funded on the calendar, not on a bank's.
- AUCTION & HUBZU Auction and Hubzu purchases in Los Angeles County funded on the short settlement clocks those platforms run.
- BANKRUPTCY BUYOUT Payoff money to clear a bankruptcy or partner buyout on a Temple City property before the deadline.
- BANK STATEMENT LOANS Bank statement underwriting for Temple City investors whose returns do not show the income the deal actually produces.
- FORECLOSURE AUCTION Temple City foreclosure buys where the money has to be certain before the gavel.
- FOREIGN NATIONAL No US credit history and no domestic tax returns is a normal Temple City file here.
- NON-WARRANTABLE CONDOS Condos in Temple City that agency guidelines will not take, financed on their own merits.
- SELF-EMPLOYED Self-employed Temple City investors underwritten on the property instead of two years of returns.
- VACATION RENTAL Short-term rental acquisitions and refinances in and around Temple City, underwritten on the asset.
- CASH OFFERS ONLY Cash-equivalent certainty for a Temple City offer that has to beat financed competition.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN TEMPLE CITY
- 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 TEMPLE CITY · CA
PROPERTY TYPES WE FINANCE IN TEMPLE CITY
- MULTI-FAMILY Duplexes through apartment buildings across Temple City on bridge, DSCR and commercial programs.
- MIXED-USE Temple City mixed-use where a bank balks at the commercial half of the rent roll.
- OFFICE Medical and small office buildings in Temple City, including cash-out to fund a renovation.
- AGRICULTURAL Working farmland in Los Angeles County financed where a bank will not.
- CANNABIS Los Angeles County cannabis real estate on private terms.
- AUTOMOTIVE & GAS STATION Service stations and automotive property in the Temple City market.
© THE APPROACH TEMPLE CITY · CA
HOW WE LEND IN TEMPLE CITY
Read the table as a promise rather than a pitch. On a Temple City 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
TEMPLE CITY BORROWERS, IN THEIR WORDS
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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 -
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 -
The Loan GOAT saved the day! A deal started to go south with a traditional bank despite there being no true issue. Milad having a true understanding of how to get help we are clear to close in 15 business days. Maricruz was the star in this,...
ALEXIS REYES -
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 -
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 -
The Loan GOAT saved the day! A deal started to go south with a traditional bank despite there being no true issue. Milad having a true understanding of how to get help we are clear to close in 15 business days. Maricruz was the star in this,...
ALEXIS REYES
© QUESTIONS TEMPLE CITY · CA
TEMPLE CITY 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 Temple City 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 Temple City 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 Temple City 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 Temple City asset produces or will produce value, there is usually a structure for it.
Property types -
Yes, as construction financing on draws or as a bridge on the land while plans and permits run. Temple City rebuilds are a well-established play and the resale comparables support them, which makes the exit easy to underwrite.
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The address, the purchase price or current value, what you owe, what you plan to do with the property and how you intend to pay the loan back. That is enough for a written quote. Full-doc income packages are not part of the low-doc programs, which is why a quote arrives in hours rather than weeks.
Request a quote -
Single-family rentals, condos, townhomes, two to four unit buildings, apartment buildings, mixed-use, retail, office, industrial and flex, self-storage, hospitality, manufactured housing and land. Business-purpose and non-owner-occupied is the core of the book, with owner-occupied handled under its own program.
Property types -
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 -
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
© WHERE WE LEND TEMPLE CITY · CA
TEMPLE CITY, 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 TEMPLE CITY · CA
SUBMIT A LOAN REQUEST
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Or just give us a call now
(619) 617-2797
