F2 Finance LLC
F2 Finance is a direct balance sheet private lender based in Santa Monica, California, providing bridge loans for residential, mixed-use, commercial, and select land transactions across 16 states. The firm focuses on flexible, story-based underwriting, fast closings, and loans that fall outside traditional institutional credit boxes.
Lending Quick Facts
- Loan Types: Bridge loans for purchases, refinances, and cash-out refinances
- Loan Amounts: Typically $300,000 to $3,000,000
- Loan Terms: 1 to 24 months (12 months preferred)
- Property Types: SFR, 2-4 units, multifamily, mixed-use, commercial, and select vacant land
- Geographic Focus: Active in 16 states with emphasis on California, Florida, and Texas
- Maximum Leverage: Generally up to 75% LTV; occasionally up to 80% on select transactions
- Cash-Out Refinances:: Typically around 70% LTV depending on the scenario
- Minimum Credit Score: Considers borrowers down to approximately 550 FICO with compensating factors
- Foreign Nationals: Accepted, including borrowers without SSNs in eligible scenarios
- Underwriting Style: Story-based, common-sense underwriting rather than rigid institutional guidelines
- Prepayment Penalty: None (30-day notice/interest requirement)
- Appraisals: Generally required, with flexibility for post-closing appraisal or BPO on certain low-risk transactions
- Ground-Up Construction: Not offered
- Vacant Land: Considered selectively for experienced residential developers
- Business Purpose: Does not finance owner-occupied residences or consumer-purpose loans
Bridge Loans
- Lending Areas: 16 states with emphasis on California, Florida and Texas
- Loan Purpose: Purchase, refinance and business-purpose cash-out refinance
- Property Types: SFR, 2-4 units, multifamily, mixed-use and commercial
- Loan Amount: Typically $300,000 to $3,000,000
- Maximum Leverage: Generally up to 75% LTV
- Term: 1-24 months (12 months preferred)
- Interest Rates: Risk-based pricing
- Credit Requirements: Flexible; considers borrowers from approximately 550 FICO with compensating factors
- Prepayment Penalty: None
- Foreign Nationals: Yes
- Appraisal: Typically required
- Borrower Entity: Business-purpose borrowers
- Special Features: Balance sheet lender with flexible underwriting and fast closings
Vacant Land Bridge Loans
- Lending Areas: Select markets within approved lending states
- Property Type: Residential vacant land
- Loan Purpose: Land acquisition
- Typical Borrowers: Experienced builders and developers
- Maximum Leverage: Typically 50-60% LTV
- Loan Amount: Generally below $1,000,000
- Construction Financing: Not provided
- Development Stage: Generally entitled or development-ready residential land
- Exit Strategy: Sale or future construction financing
- Special Features: Evaluated individually using conservative leverage and sponsor experience
Foreign National Bridge Loans
- Eligible Borrowers: Foreign national real estate investors
- SSN Required: No, in eligible scenarios
- Loan Purpose: Business-purpose real estate investment
- Property Types: Residential investment properties and other eligible real estate
- Loan Amount: Typically $300,000 to $3,000,000
- Credit Requirements: Flexible underwriting based on the overall transaction
- Entity Ownership: LLC ownership structures considered
- Special Features: Common-sense underwriting designed for international investors
Purchase Short-Term (no Value-Add)
Refinance Short-Term (no Cash Out)
Refinance & Cash Out Short-Term
Residential Fix & Flip
Residential Rehab & Hold
Multifamily Value-Add
Commercial Value-Add
Property Types
- 2-4 Units Residential
- Adult Day Care
- Agricultural
- Assisted Living Facility
- Auto Dealership
- Auto Repair
- Bed and Breakfast
- Cannabis Dispensary
- Cannabis Grow Facility
- Car Wash
- Casino
- Child Day Care
- Church
- Cinema
- Club
- Commercial Condominium
- Commercial Land
- Community Center
- Condominium
- Cooperative
- Covered Land
- 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 Garage
- Parking Lot
- Place of Worship
- Portfolio of Commercial Properties
- Portfolio of Residential Properties
- RV Park
- Ranch
- Recreational
- Rehabilitation Facility
- Religious Facility
- Residential Land
- Retail
- School
- Senior Housing
- Single Family Residence
- Sports Facility
- Storage Facility
- Student Housing
- Theater
- Timberland
- Vehicle Parking
- Winery
Loan Types
- Private Money
- Hard Money
- Residential Bridge
- Residential Fix and Flip
- Residential Rehab and Rent
- Multifamily Bridge
- Multifamily Rehab
- Commercial Bridge
- Commercial Property Value Add
Specialty Loan Types
- Cannabis Use Properties
- Luxury Homes
- Vacation Rental
Agribusiness Types
- Cattle Ranch
- Cannabis
- Citrus Grove
- Corn
- Cotton
- Dairy
- Equestrian
- Melons
- Peach
- Peanuts
- Potatoes
- Poultry
- Row Crops
- Swine
- Tree Nuts
- Vegetables
Fees which are mandatory for all new borrower clients
- Multi-Purpose Lender Fee
- Extension Fee
- Renovation or Construction Funds Draw Fee
Fees which are paid to a third party company
- Legal Fee
- Appraisal Fee
Common Loan Scenarios
- Investor purchasing a rental property requiring a fast closing
- Cash-out refinance for a partner buyout
- Borrower refinancing a recently renovated investment property
- Investor acquiring a residential property with flood damage
- Foreign national purchasing U.S. investment real estate
- Experienced developer purchasing entitled residential land
- Investor refinancing a maturing bridge loan
- Borrower financing a mixed-use or commercial investment property
Scenarios Not Considered
- Ground-up construction financing
- Owner-occupied primary residences
- Consumer-purpose cash-out loans
- High-leverage borrowers seeking maximum leverage with minimal equity
- Speculative land purchases without a development plan
- Inexperienced borrowers purchasing entitled land for future development
- Long-term permanent financing
- Rural properties lacking strong market liquidity
Questions & Answers
F2 Finance primarily provides short-term bridge loans for investment property purchases, refinances, and cash-out refinances. They focus on business-purpose lending for real estate investors rather than consumer mortgages.
F2 Finance lends on single-family homes, small multifamily properties, mixed-use buildings, commercial properties, and select vacant land. They evaluate each opportunity individually rather than limiting borrowers to a narrow property list.
No. F2 Finance generally does not provide ground-up construction financing. However, they may finance the acquisition of entitled residential land for experienced builders who already have a construction financing strategy.
Yes. F2 Finance works with foreign national investors and may lend to borrowers without a Social Security Number when the transaction meets their underwriting guidelines.
F2 Finance may consider borrowers with credit scores as low as approximately 550. Rather than relying solely on credit scores, they evaluate overall leverage, borrower experience, exit strategy, and the property's strength.
F2 Finance is structured as a direct balance sheet lender, allowing them to make lending decisions internally. Many loans close within days when due diligence requirements are satisfied, and exceptionally urgent transactions may close even faster.
Yes, most loans require an appraisal. In certain low-risk purchase transactions, they may accept a post-closing appraisal or another valuation method when speed is critical.
Yes. F2 Finance regularly funds cash-out refinances for business purposes, including partner buyouts, investment opportunities, and portfolio liquidity, provided there is a well-defined exit strategy.
F2 Finance lends from its own balance sheet rather than originating loans for sale to institutional buyers. This allows the company to evaluate unique situations and make lending decisions more flexibly.
Yes, selectively. F2 Finance will consider residential land loans for experienced developers, particularly when the land is entitled or development-ready and leverage remains conservative.
F2 Finance is licensed and actively lends in 16 states, with its largest concentrations in California, Florida, and Texas. They also lend in selected southeastern, southwestern, and Mid-Atlantic markets.
Yes. Mortgage brokers originate a significant portion of F2 Finance's business, and the company actively works with brokers nationwide.
Additional Details
We do not have any prepayment penalties; however, there is a 30-day interest charge (if the loan is repaid before the end of the term).
Last updated: September 7, 2026
Company Quick Facts
- Year Established: 2023
- Headquarters: Santa Monica, California
- Company Type: Direct balance sheet private lender
- Founder: Christian Faes
- Parent Company: Faes & Co.
- Capital Model: Balance sheet lender with discretionary capital
- Funding Sources: Proprietary fund and institutional capital partners
- Capital Managed: Approximately $100 million across lending vehicles (interview)
- Primary Customers: Real estate investors, developers, entrepreneurs, and mortgage brokers
- Geographic Focus: 16 U.S. states, with emphasis on California, Florida, and Texas
- Minimum Loan Size: Typically $300,000
- Typical Maximum Loan Size: $3,000,000 (larger by exception)
- Business Model: Business-purpose real estate lending only
Office Locations
Deals Funded By F2 Finance LLC
Our minimum loan amount is $300,000