Eligible Property Types

Commercial Property Types We Finance

In commercial real estate, multifamily and apartment buildings of five units or more are commercial property, distinct from one to four unit residential investment property. We finance the full mix:

Multi-Family
(5+ Units)
Apartment Buildings
Industrial
Office
Retail & Mixed Use

Other commercial real estate are considered case-by-case on the strength of the asset, the equity, and the exit.

Property Types

MULTI-FAMILY LOANS

Multifamily is one of the most common scenarios on our desk. We fund acquisition, refinance, cash-out, and bridge takeouts on five-unit and larger residential income property across our footprint.

Multifamily residential property

WHEN SO-CAL CAPITAL IS THE RIGHT MULTI-FAMILY LENDER

Acquisition with a tight close window, including bidding situations where a 30-day bank close will not work.

Repositioning, value-add, or transition between conventional financings (DSCR uncertain mid-stabilization, agency takeout six to twelve months out).

Cash-out refi to redeploy equity into the next deal without disturbing the existing first.

Borrowers with strong fundamentals but non-conforming income, structure, or timeline.

HOW WE UNDERWRITE MULTI-FAMILY

DSCR is evaluated case-by-case rather than against a rigid bank threshold. We look at trailing rent rolls, market rents, the operator’s track record, the equity story, and the exit as a connected picture.

Decisions made in-house by the people funding the loan.

No institutional credit ladder, no offshore intake, no committee in another state.

Apartment building property
Property Types

APARTMENT BUILDING FINANCING

Apartment owners and operators frequently approach us in parallel with their multifamily activity. The asset class is the same, but the search behavior is different. The terms are the same too. We fund acquisition bridges, refinances, cash-outs, and second-position loans on apartment properties across all 10 states we serve.

WHEN SO-CAL CAPITAL IS THE RIGHT APARTMENT BUILDING LENDER

Acquisition bridge for competitive bidding situations.

Cash-out for portfolio expansion.

1st and 2nd trust deed positions, including cash-out behind a low-rate first you do not want to disturb.

Bridge between purchase and stabilized agency takeout.

APARTMENT LOAN TERMS AT A GLANCE

Loan size
$100k to $10M

Up to 70% LTV

Fixed Rates

No Minimum FICO

No prepayment penalty

All terms are case-by-case and subject to change without notice.

Why Real Estate Investors Keep Coming Back

Why Choose SO-CAL Capital for Commercial Real Estate Financing

There is no shortage of private lenders in the market. Here is why experienced investors and brokers choose us:

Direct lender, funded in-house with private capital.

No warehouse line, no secondary-market buyback agreement, no third-party committee dictating terms.

Make-sense underwriting, not algorithmic checkboxes.

A real underwriter reads the file. Self-employed income, complex entities, and non-conforming structures get evaluated on their merits.

Bridge flexibility when timing is the obstacle.

Acquisition windows, refinance gaps, 1031 deadlines, and stabilization timelines all close on a calendar most banks cannot accommodate.

Not loan-to-own, not a bailout.

We are in the interest-income business. Workouts, not foreclosures, are the default response when a deal turns.

25+ years of market experience behind every decision.

Jaclyn Lacy has been originating private commercial loans through California cycles since the early 2000s.

Simple, fixed-rate terms with no minimum FICO and no prepayment penalty

Loans run from $100,000 to $10,000,000 at up to 70% LTV with fixed rates. Fees apply and pricing is set case by case.

Make Sense Underwriting: the SO-CAL Difference

Make-sense underwriting is what we call the way we read a file. A real underwriter reviews the deal. The why behind the numbers matters more than any single score. Self-employed income, complex distributions, multi-entity ownership, and non-conforming structures are all on the table. Decisions are made in-house, by the principals who fund the loan. There is no institutional sign-off, no offshore intake team, no algorithm gating the answer.

LOAN PARAMETERS AT A GLANCE

We keep our loan structure simple and transparent. Here is what you can expect when you work with SO-CAL Capital:

Loan Feature
SO-CAL Capital
Loan Amount
$100,000 - $10,000,000
Maximum LTV
Up to 70%
Loan Type
1st and 2nd Trust Deeds
Term
Short-term bridge structures
Rate
Fixed
Minimum FICO Score
None
Prepayment Penalty
None
DSCR
Case-by-case
Fees apply, and pricing is determined on a case-by-case basis. There are no junk fees and no surprises buried in the fine print.
Markets Served
Common Sense funding
States Served in Orange
SO-CAL Capital works with mortgage brokers throughout CA, OR, WA, AZ, NV, CO, ID, UT, MT, WY, and more, looking to secure funding for qualified real estate transactions. As a full-service lending partner, we pride ourselves on offering quick, efficient and flexible underwriting for nonconforming business purpose loans in an environment focused on partnership and the power of relationships.
From First Call to Funded

How It Works

Getting started with SO-CAL Capital is straightforward. Here is what to expect from first contact to funded loan:

01

Submit Your Scenario

Send the basics by email or phone: the property, the loan amount you need, and your exit strategy. You do not need a completed application to start a conversation.
02

Talk to a Decision-Maker

Your first conversation is with the person who can actually fund the deal. Not a queue, not a call center, not a sales rep handing the file off.
03

Receive Your Term Sheet

Once we have a complete scenario, we issue a term sheet, often within 24 hours. Pricing is clear and straightforward, with no hidden conditions buried in the back pages.
04

Underwriting and Due Diligence

Underwriting and due diligence run in parallel with title and appraisal, so the file keeps moving instead of waiting in line. A real underwriter reviews the deal, not an automated score.
05

Close and Fund

We fund with our own private capital, with no third-party approvals or secondary-market sign-off. You move forward with your acquisition, refinance, or bridge strategy.

About SO-CAL Capital

Southern California’s #1 Private Money Lender

SO-CAL Capital was founded in 2010 and is headquartered in Newport Beach, California. We have spent over a decade building a reputation as the go-to private money lender in California for professional real estate investors, operators, and mortgage brokers who need capital that moves fast.

We are a direct lender. Every credit decision is made in-house by our own underwriting team, with no third-party approvals and no broker middlemen that could add cost or cause delays. As both a lender and a Trust Deed investment manager, we control the entire lifecycle of a transaction from initial review through funding and servicing.

Our underwriting philosophy is straightforward: we evaluate the deal on its merits. We look at the property, the loan-to-value ratio, and your plan. We do not run your scenario through an automated scoring system. This is what sets a boutique hard money lender in Southern California apart from a national platform lender, and it is what has allowed us to fund over $820 million across nearly 940 properties.

Frequently Asked Questions

Common Questions, Direct Answers

Private money lending is straightforward once you understand the mechanics. Here are the questions we hear most often from new investors:

What types of commercial properties does SO-CAL Capital finance?
We finance multifamily and apartment buildings of five units or more, industrial, office, retail and mixed-use properties. Other commercial property types are considered case-by-case based on the strength of the asset, the equity, and the exit. One to four unit residential investment property is a separate category from commercial.
How quickly can I get a term sheet?
We often issue a term sheet within 24 hours of receiving a complete scenario. Closing timelines depend on title, appraisal, and due diligence, which run in parallel with underwriting so the file keeps moving. Because we fund with our own private capital, there is no outside committee or secondary-market approval to wait on.
Do I need a minimum credit score to qualify?
No. We do not require a minimum FICO score. We look at the full deal: the property, the equity, your plan and track record, and the exit strategy. Self-employed income, multi-entity ownership, and non-conforming structures are evaluated on their merits.
What loan amounts, terms, and structures do you offer?
Commercial loan amounts range from $100,000 to $10,000,000, with up to 70% LTV. We lend in first or second trust deed position on short-term bridge structures with fixed rates and no prepayment penalty. DSCR is evaluated case-by-case, and all terms are subject to underwriting approval.
What states do you lend in?
Our lending is concentrated in California. We also fund select commercial deals in Oregon, Washington, Arizona, Nevada, Colorado, Idaho, Utah, Montana, and Wyoming. If your property is outside these states, contact us to discuss the scenario.
How is SO-CAL Capital different from a bank or an institutional lender?
We are a direct lender funding loans with private capital, so decisions are made in-house by the people funding the loan. We use make-sense underwriting, a manual review of the full financial picture rather than an automated checklist. That flexibility helps when a deal has a tight timeline, a refinance gap, or a structure a bank cannot approve. We are not a loan-to-own lender, and we work with borrowers to keep loans performing.
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