© WHERE WE LEND VISTA · CA
HARD MONEY LENDER VISTA
Hard money for Vista and San Diego 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
Vista is the working inland half of coastal North County, a city of older tract housing and a genuine industrial base rather than a beach town. Prices sit below Carlsbad and Encinitas a few miles west, which is why it draws investors priced out of the coast and owner-users who need light industrial space near the 78.
Investment property in Vista qualifies under every program listed here, and so does property in Oceanside, Carlsbad and San Marcos. San Diego County is one line on a term sheet, not a separate approval process.
The desk is in San Diego, the capital is in house and the decision is made by one person. That is why a Vista file can go from a phone call to written terms the same day and to a wire in five to seven days. There is no branch to visit and no committee sitting between the deal and the money.
© THE COST VISTA · CA
WHAT DO VISTA HARD MONEY LOANS COST
There is no Vista rate sheet separate from the national one. Bridge from 9.00%, up to 75% LTV on residential, one or two year terms, and loans from $150,000 to $25,000,000 on business purpose files. The property and the exit set the number, not the ZIP code.
A Vista file gets a full written term sheet up front: rate, leverage, term, points and conditions. Nothing gets re-traded at the table. No prepayment penalty on bridge, minimal documentation, and funding in five to seven days.
| 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 Vista 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 VISTA · CA
WHY LOAN GOAT IN VISTA
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
Most Vista investors arrive here after a bank fell through late. What they get instead is a lender with its own money, minimal documentation, no loan committee and no prepayment penalty. 1.3K+ closed loans since 2022 is the reason the timeline holds.
Post-war and 1960s to 1980s single-family tract homes on real lots, a deep supply of small multi-family from duplexes to twenty-unit buildings, and a business park corridor of light industrial and flex. All of it is financeable, purchase, refinance or cash-out.
Cosmetic flips on the older tract stock, ADU additions where the lot allows, small multi-family value-add, and owner-user bridge loans on the industrial buildings that banks are slow to underwrite. Bridge for the buy, construction for the build, DSCR for the hold: the same three doors most of these plays run through.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
VISTA DEALS, FUNDED FROM SAN DIEGO.
San Diego 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 VISTA · CA
MOST COMMON VISTA LOAN SCENARIOS
- 1031 EXCHANGE Exchange deadlines do not move, so Vista replacement purchases get funded on the calendar, not on a bank's.
- AUCTION & HUBZU Auction and Hubzu purchases in San Diego County funded on the short settlement clocks those platforms run.
- BANKRUPTCY BUYOUT Payoff money to clear a bankruptcy or partner buyout on a Vista property before the deadline.
- BANK STATEMENT LOANS Bank statement underwriting for Vista investors whose returns do not show the income the deal actually produces.
- FORECLOSURE AUCTION Vista 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 Vista file here.
- NON-WARRANTABLE CONDOS Condos in Vista that agency guidelines will not take, financed on their own merits.
- SELF-EMPLOYED Self-employed Vista investors underwritten on the property instead of two years of returns.
- VACATION RENTAL Short-term rental acquisitions and refinances in and around Vista, underwritten on the asset.
- CASH OFFERS ONLY Cash-equivalent certainty for a Vista offer that has to beat financed competition.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN VISTA
- 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 VISTA · CA
PROPERTY TYPES WE FINANCE IN VISTA
- MULTI-FAMILY Duplexes through apartment buildings across Vista on bridge, DSCR and commercial programs.
- MIXED-USE Vista mixed-use where a bank balks at the commercial half of the rent roll.
- INDUSTRIAL & WAREHOUSE Industrial and last-mile logistics property in San Diego County on bridge terms.
- HOSPITALITY: HOTEL & MOTEL Vista hospitality assets financed through the renovation and back out again.
- SELF-STORAGE Self-storage acquisition and expansion in San Diego County on bridge and commercial programs.
- LAND San Diego County land held for development, financed on value and plan.
© THE APPROACH VISTA · CA
HOW WE LEND IN VISTA
Read the table as a promise rather than a pitch. On a Vista 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
VISTA 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 -
I had an excellent experience with Loan Goat during our real estate deal, working as the buyers agent throughout the deal. Their team was professional, responsive, and guided me through every step of the process. Clear communication and...
RAPHAEL ROUFAIL II -
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 -
I had an excellent experience with Loan Goat during our real estate deal, working as the buyers agent throughout the deal. Their team was professional, responsive, and guided me through every step of the process. Clear communication and...
RAPHAEL ROUFAIL II
© QUESTIONS VISTA · CA
VISTA 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 Vista and across San Diego 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 Vista 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 Vista 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 San Diego County. Owner-occupied has its own program. If the Vista asset produces or will produce value, there is usually a structure for it.
Property types -
Yes. Duplexes through twenty-unit buildings are a core part of what we fund in Vista, on bridge terms for a purchase or a reposition and on thirty-year DSCR once the building is stabilized. The loan is underwritten on the building and the plan, not on your tax returns.
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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 -
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 -
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
© WHERE WE LEND VISTA · CA
VISTA, 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 VISTA · CA
SUBMIT A LOAN REQUEST
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(619) 617-2797
