We work with builders and developers, real estate investors, entrepreneurs and business/property owners to provide the private debt financing. Our loans are primarily business purpose, asset-based loans.

We have decades of experience developing office, industrial, retail, historic rehabilitation, adaptive reuse, environmental mitigation banks and residential development projects throughout the US. It’s this background that enables us to bring creative financing solutions to a wide range of complex real estate

Property Geographic Area Details

Western States: AZ, CA, CO, ID, MT, NV, NM, OR, TX, UT, WA, WY

Loan Amounts

$250,000 to $50,000,000

Interest Rates

6.99% to 11.99%

Max Loan-To-Value


Max Loan-To-Cost


Origination Fees

1.0% to 3.5%

Loan Terms

6 months to 35 months

Lien Position

  • 1st

Loan Purpose

  • Investment Acquisition
  • Investment Refinance
  • Improve Subject Property
  • Use Equity to Invest in Another Property
  • Invest in a Business
  • Business Working Capital
  • Value Add Project
  • Development Project

Property Occupancy

  • Vacant
  • Tenant Occupied 100%
  • Owner Occupied Commercial

Property Types and Loan Types

Collateral Types

  • Residential Property
  • Commercial Property
  • Commercial Property Ground Lease

Property Types

  • 2-4 Units Residential
  • Adult Day Care
  • Agricultural
  • Assisted Living Facility
  • Auto Dealership
  • Auto Repair
  • Bed and Breakfast
  • Car Wash
  • Child Day Care
  • Club
  • Commercial Condominium
  • Commercial Land
  • Community Center
  • Condominium
  • Cooperative
  • Equestrian
  • Event Center
  • Gas Station
  • Golf Course
  • Gym
  • Healthcare
  • Hospital
  • Hostel
  • Hotel
  • Industrial
  • Manufactured Home
  • Marina
  • Mixed-Use
  • Mobile Home
  • Mobile Home Park
  • Motel
  • Multifamily
  • Night Club
  • Office
  • Parking Lot
  • Portfolio of Commercial Properties
  • Portfolio of Residential Properties
  • RV Park
  • Ranch
  • Recreational
  • Rehabilitation Facility
  • Residential Land
  • Retail
  • Senior Housing
  • Single Family Residence
  • Sports Facility
  • Storage Facility
  • Student Housing
  • Theater
  • Timberland
  • Vehicle Parking
  • Winery

Loan Types

  • Commercial Bridge
  • Commercial Property Value Add
  • Commercial Ground-Up Construction
  • Residential Ground-Up Construction

Specialty Loan Types

  • Land Development
  • Condo Conversion
  • Residential Long-Term Rental
  • Note Purchase
  • Reverse 1031 Exchange
  • Partner Buyout
  • Bankruptcy Resolution
  • Foreclosure Bailout
  • Subdivisions

Agribusiness Loan

Agribusiness Types

  • Cattle Ranch
  • Citrus Grove
  • Corn
  • Cotton
  • Dairy
  • Equestrian
  • Melons
  • Peach
  • Peanuts
  • Potatoes
  • Poultry
  • Row Crops
  • Swine
  • Tree Nuts
  • Vegetables

Land Loan

Land Types Considered

  • Residential Land
  • Multifamily Land
  • Industrial Land
  • Office Land
  • Retail Land
  • Hospitality Land
  • Agricultural Land
  • Special Purpose Land
  • Covered Land

Will Consider Land That is NOT Entitled


Max LTV for Land


Max LTC for Land Acquisition


Purchase Loan

Max Loan-To-Purchase Price


Borrower Must Have Property Under Contract


Will Provide Proof of Funds Letter


Will Consider Lending on Purchase from Auction


Allowed Source of Borrower’s Equity

  • Own Cash
  • Partner
  • Equity in Subject Property
  • Equity in Another Investment Property
  • Equity in Primary Residence
  • Seller Financing

Rehab Value Add Loan

Experience Required


Minimum Number of Value-Add Projects Completed by Borrower


Will Provide Funds for Renovation Costs


Max LTC for Renovation Costs


Typical Number of Days for Funds Draw


Maximum After Repair Value


Construction Loan

Development Experience Required


Minimum Number of Ground-Up Construction Projects Completed by Borrower


Max LTC for Ground-Up Construction Costs


Will Lend on Partially Completed Construction Projects


Details and Requirements

Typical Closing Time (Days)


Fastest Closing Time (Days)


Works With

  • Brokers
  • Borrowers

Payment Structure

  • Interest Only
  • Interest Reserve

Pre Payment Penalty


6-month pre-payment penalty

Will lend to a foreign national


Will Allow Junior Position Mortgage(s) Behind Our Senior Mortgage


Will Consider Collateralizing Multiple Properties in One Loan


Will Consider Equity Joint Venture


Borrower Entity Types Considered

  • Individual(s)
  • LLC
  • Limited Partnership
  • Trust
  • Corporation
  • Non-Profit Corporation

Documentation Required

  • Credit Report
  • Financial Statements
  • Loan Application

Personal Guaranty (Recourse) Required


Credit Check Required


Appraisal Required for Residential Property


Appraisal Required for Commercial Property


Broker Price Opinion (BPO) Accepted for Residential Property


Broker Price Opinion (BPO) Accepted for Commercial Property



Deposit Required

$0 to $0

Processing Fee

Fees which are mandatory for all new borrower clients

  • Deposit
  • Processing Fee
  • Credit Report Fee
  • Renovation or Construction Funds Draw Fee

Fees which are charged upfront prior to loan closing

  • Credit Report Fee

Fees which are paid to a third party company

  • Due Diligence Fee
  • Legal Fee
  • Appraisal Fee
  • Escrow Fee
  • Title Fee
  • Environmental Report Fee

Enact Partners is a private real estate lender based in Carlsbad, California. Through our Fund, EP Guardian Fund, we provide real estate investors, developers and builders the capital they need to advance their real estate objectives by providing financing not available from traditional banks.

Company Size (Number of Employees)


Year Established



  • California Mortgage Association
  • American Association of Private Lenders
  • San Diego County Farm Bureau

Office Locations

Enact Partners
5927 Priestly Drive, Suite 206, Carlsbad, California 92008

Primary Capital Source

  • Debt Fund We Manage
  • Individual Investors
  • Family Offices
  • Other Private Lending Companies
  • Bank Credit Line
  • Friends & Family
  • Asset Management Companies

Loan Structure for Majority of Loans

  • Own Balance Sheet
  • Table Funding with Capital Partner
  • LLC Syndicated Investors
  • Multiple Lender Participation

Alternative Loan Structures

  • One Investor One Loan

Percentage of Loans Secured by Commercial Property


Percentage of Loans Secured by Residential Property


Percentage of Residential Property Loans Which are Buy and Hold


Percentage of Loans Secured by Land


Percentage of Commercial Property Loans Which are Ground-Up Construction


Percentage of Residential Property Loans Which are Ground-Up Construction


Total Number of Loans Funded to Date


Total Loan Volume Funded to Date


2017 Number of Loans Funded


2017 Loan Volume Funded


2018 Number of Loans Funded


2018 Loan Volume Funded


2019 Number of Loans Funded


2019 Loan Volume Funded


2020 Number of Loans Funded


2020 Loan Volume Funded


Michael Schumacher


As President and Founder of Enact Partners, Mr. Schumacher provides strategic direction for the company and is responsible for managing their private commercial mortgage fund, EP Guardian Fund. Over the last 20 years, he has executed over $1 billion in commercial real estate development and investments throughout the United States for both public and private companies, with clients ranging from family trusts, to large publicly-traded institutions. Previously, Mr. Schumacher served as Vice President of Commercial Development for Kilroy Realty Corporation (NASDAQ: KRC), a publicly-traded REIT. He has helped develop strategies and direction for numerous private real estate development and investment companies throughout the United States, and served as an expert witness on commercial real estate matters. He has also been actively involved in industry associations including the Urban Land Institute (ULI), International Council of Shopping Centers (ICSC), National Association of Industrial Office Properties (NAIOP) and Building Owners and Managers Association (BOMA). Mr. Schumacher served as a City Councilmember for the city of Carlsbad, California from 2014-2018. Previously, he served as Chairman of the Carlsbad Planning Commission and the Design Review Board, as well as on other boards and commissions for the City of Carlsbad. Mr. Schumacher was appointed to the San Diego County Regional Airport Authority Board in 2017 by the North Coastal area Mayors (San Diego) and serves on several San Diego regional boards, including the Encina Wastewater Authority (EWA) Board and on the EWA Policy and Finance Committee. Mr. Schumacher’s community involvement includes serving on various boards throughout San Diego County such as the San Diego Association of Governments (SANDAG) Board of Directors, the Carmel Valley Community Planning Board and as Vice President of the Board of Directors for New Village Arts Theater. Mr. Schumacher has also volunteered with such organization as Rotary, Junior Achievement and as a YMCA coach.

License Information
DRE Broker - 01413846
CFL - 60DBO-82192

Lisa Wheland

Executive Assistant

As Executive Assistant for Enact Partners, Lisa Wheland has a wide range of responsibilities. She provides administrative support by overseeing office management, accounting, marketing, scheduling and client relations. Ms. Wheland brings more than 15 years of experience in project management and executive support. Previously, Ms. Wheland enjoyed a career in the field of higher education and regulatory compliance. This experience, along with her attention to detail, makes her an effective and invaluable team player. Ms. Wheland is also responsible for the creation and distribution of monthly investor reports and she plays a significant role in construction loan draw administration and risk mitigation. A native of Southern California, she lives in Cardiff by the Sea and spends her free time cooking and catering to her French bulldog.

Mavis Anguiano

Office Administrator

As Office Administrator for Enact Partners, Mavis Anguiano has a wide range of responsibilities. Mrs. Anguiano provides support handling day-to-day administration, correspondence, scheduling, and other clerical duties. Mrs. Anguiano brings more than ten years of experience in contract and property management; working with local municipalities managing real property and tenant relations. Previously, Mrs. Anguiano served eight years in the United States Marine Corps. This experience, teamed with an education in accounting, has created an integral team player with an eye for detail and an enthusiasm to embrace challenges. A transplant from Arizona, she now lives in beautiful Oceanside with her husband, kids and their spoiled dachshunds.

Chris Meinhardt

Senior Underwriter


Chris earned a mechanical engineering degree from USC and went on to obtain a civil engineering license. He worked as a construction project engineer, building heavy civil projects including the Toy Story Midway Mania ride at Disney’s California Adventure theme park. He then formed a contracting company for a brief stint before joining the United States Marine Corps, where he was a communications officer for four years including a deployment to Afghanistan. While in the Marines, Chris began the evening MBA program at the University of San Diego. He earned concentrations in Finance and New Venture Management, and was honored as the top graduating Finance student. In 2012, Chris joined Torrey Pines Bank as a commercial real estate loan officer / underwriter. Chris has experience soliciting, underwriting and managing a $200MM loan portfolio including land, acquisition & development, construction, bridge, and term loans on product types including single-family spec, multi-family, hotel, mall, office, medical office, industrial, self-storage, and retail. Chris lives in San Diego with his wife and their senior rescue chihuahua-Dalmatian mix, Lumpy.

Rob Seidenwurm

Legal Consultant

Rob Seidenwurm is a real estate lawyer licensed in California and Oregon with over 20 years of real estate finance law experience. Most of his career has been spent as in house counsel to various real estate companies, advising the executive team and owners of those companies. Rob seeks to offer his clients a hands-on, business approach, advising them how the law fits in to the way they do business rather than how the law hinders their ability to do business.

Jennifer Rout

Transaction Manager

As Transaction Manager for Enact Partners, Jennifer Rout plays a vital role in ensuring each transaction is handled with the highest level of professionalism. Ms. Rout started her career in the finance industry in 2003, where she worked her way up through the retail banking and consumer lending industries. Throughout her career, Ms. Rout has held various roles in banking, lending and escrow. Her diverse experience in the real estate industry has provided her with deep knowledge of finance and exceptional attention to detail that is critical to the success of each transaction. Ms. Rout is a licensed real estate agent and a Notary Public. She lives in San Diego with her husband and two sons.

We will continue to rely on the Enact Partners team for timely and efficient funding. Enact Partners has funded multiple loans for our company over the years. The speed of funding is important to us and they have been excellent about acting quickly when it matters – in some cases, within just 4 days. They are easy to work with and have always performed on time or ahead of schedule. We will continue to rely on the Enact Partners Team for timely and efficient funding. We have no hesitation in recommending them to anyone who may need financing options. These guys do great work and it’s refreshing to be able to count on them when we need them.

J.G. & G.C.

Enact Partners got us funded on time with no hiccups or surprises and they will continue to be my first choice for financing. I have worked with numerous lenders across the country and Enact Partners is by far the best. They do what they say they’re going to do and they are a pleasure to work with. Enact Partners got us funded on time with no hiccups or surprises and they will continue to be my first choice for financing. I recommend them highly.


Enact Partners’ assistance and thoroughness throughout the process was incredible. I wanted to take a moment and thank you for helping us with our loan. It was such a pleasure working with Enact Partners. Your assistance and thoroughness throughout the process was incredible. The positive/can do attitude that your whole team displayed was so refreshing. I was also impressed with your consistent responsiveness. Your teams’ quick response to my calls and text messages really made me feel special. This experience was definitely different from working with the stuffy and hard to communicate with banks. I sure hope we have the opportunity to work together again.


I was introduced to Enact Partners in the fall of 2013. My first investment was in October of that month. Later there was some concern that that borrow might default, but I was not worried as we held a First Trust Deed worth considerably more than the loan amount. The borrower found a way to catch up on his loan and avoid default (and considerable financial loss). Since then I’ve invested in several other opportunities, some of which have already closed with full refund of principal plus all the interest I’ve earned. When starting, I had a personal limit of 5 loans of $50K each when I got started. Those limits have now increased and I’m all too happy to participate in more of these very safe, short-term loans. I’ve found Enact Partners to be very honest, communicative and helpful in every way. All it takes is a few hours of signing loan documents from DocuSign and wiring the funds per their instructions. I am most pleased with this arrangement and now consider it an important aspect of my investment portfolio. The loan payments and returned principal are automatically deposited to my checking account.


Before You Contact Us

Our Minimum Loan Amount Is


What We Do

  • Land & Agricultural Properties
  • Vertical Construction
  • Horizontal Land Development
  • Specialty Commercial Real Estate

Not Available

  • NO 100% Financing
  • NO Owner-Occupied Homes
  • No Cannibus-Use Properties

Loan Request

Short Description of your Loan Request or Property Address

This information is about yourself, not the subject property.


At the end of the form you can enter the additional properties.

(temp use, storage, billboard, parking, etc.)


If Borrower is not seeking additional funds for the renovation, change the Loan Type to Purchase or Acquisition.


(temp use, storage, billboard, parking, etc.)


If Borrower is not seeking additional funds for the renovation, change the Loan Type to Purchase or Acquisition.


how will the loan be paid off?


Add links to photos here.


Add links to photos here.


Add links to documents, photos, etc.