Direct Lender for Real Estate Investors in Northern California

Established in 1998, Sterling Pacific Financial is a privately held real estate lending and investment management company operating throughout Northern California. We are committed to helping borrowers leverage their real estate holdings with creative, efficient and flexible loan programs.

  • LTV for Residential Property: up to 75%
  • LTV for Commercial Property: up to 65%
  • LTV for Agricultural Property: up to 65% on real estate only, exceptions apply based on crop
  • LTV for Land: up to 35%

Property Geographic Area Details

Northern California

Loan Amounts

$50,000 to $5,000,000

Interest Rates

8% to 12%

Max Loan-To-Value


Max Loan-To-Cost


Origination Fees

3% to 6%

Loan Terms

12 months to 36 months

Lien Position

  • 1st
  • 2nd

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%
  • Tenant Occupied Partial
  • Owner Occupied Commercial
Minimum Occupancy Percentage


Property Types and Loan Types

Collateral Types

  • Residential Property
  • Commercial Property

Property Types

  • 2-4 Units Residential
  • Agricultural
  • Cannabis Dispensary
  • Cannabis Grow Facility
  • Commercial Condominium
  • Commercial Land
  • Condominium
  • Hostel
  • Hotel
  • Industrial
  • Mixed-Use
  • Mobile Home Park
  • Motel
  • Multifamily
  • Office
  • Portfolio of Commercial Properties
  • Portfolio of Residential Properties
  • RV Park
  • Ranch
  • Residential Land
  • Retail
  • Senior Housing
  • Single Family Residence
  • Storage Facility
  • Student Housing

Loan Types

  • Private Money
  • Hard Money
  • Commercial Bridge
  • Residential Bridge
  • Commercial Property Value Add
  • Commercial Ground-Up Construction
  • Residential Ground-Up Construction
  • Mezzanine

Specialty Loan Types

  • 2nd Mortgage Equity Cash Out
  • Land Development
  • Note Purchase
  • Line of Credit Single Property
  • Line of Credit Portfolio of Properties
  • Cannabis Use Properties

Junior Liens

Junior Lien Loan Amounts

$50,000 to $1,000,000

Junior Lien Interest Rates

10% to 14%

Junior Lien Loan-to-Value


Junior Lien Origination Fees

3% to 6%

We Fund Junior Position Loans


Junior Lien Types

  • Refinance
  • Equity Cash Out

Agribusiness Loan

Agribusiness Types

  • Cannabis
  • Citrus Grove
  • Cotton
  • Equestrian
  • Peach
  • Peanuts
  • Potatoes
  • Row Crops
  • Tree Nuts
  • Vegetables

Cannabis Use Properties

Loan underwriting based on next best highest property use.

Will Consider Cannabis Use Properties


Maximum LTV for Cannabis Use Properties


Cannabis Property Use Type

  • Cultivation
  • Retail Dispensary
  • Retail Sales
  • Manufacturing
  • Processing
  • Production

Land Loan

Land Types Considered

  • Residential Land
  • Multifamily Land
  • Industrial Land
  • Office Land
  • Retail Land
  • Hospitality Land
  • Agricultural Land
  • Special Purpose Land
  • Cannabis Use Land

Will Consider Land That is NOT Entitled


Existing Land Improvements Required

  • Street Access

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 Another Investment Property
  • Equity in Primary Residence
  • Family

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


Interest Charged for Renovation Costs

Entire Amount of Total Project Costs

Typical Number of Days for Funds Draw


Construction Loan

Development Experience Required


Minimum Number of Ground-Up Construction Projects Completed by Borrower


Max LTC for Ground-Up Construction Costs


Interest Charged for Construction Costs

Entire Amount of Total Project 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


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
  • Self-Directed IRA

Documentation Required

  • Credit Report
  • Tax Returns
  • Bank Statements
  • 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



Fees which are mandatory for all new borrower clients

  • Underwriting Fee
  • Processing Fee
  • Documents Fee
  • Title Fee

Fees which are paid to a third party company

  • Settlement Fee
  • Appraisal Fee
  • Escrow Fee
  • Title Fee

The principals at Sterling Pacific created the company as a way to leverage their 40 years of continuous real estate investment success. Today, we are one of the largest private trust deed investment firms in California, with over $450 million in loans originated since inception. Through our specialized, innovative approach to investing in real estate, we strive to achieve consistent growth and profitability for our investors and borrowers.


CA DRE Lic. 01520360, CFL Lic. 6054217

Year Established



  • California Mortgage Association

Office Locations

1205 Freedom Boulevard, Suite #2, Watsonville, California 95076

Primary Capital Source

  • Own Funds
  • Debt Fund We Manage
  • Private Equity Funds

Alternative Capital Sources

  • Individual Investors
  • Family Offices

Loan Structure for Majority of Loans

  • Own Balance Sheet

Alternative Loan Structures

  • One Investor One Loan
  • Multiple Investor Fractionalized Note
  • Multiple Lender Participation

Percentage of company’s lending business focused on private mortgage


Percentage of Loans Secured by Commercial Property


Percentage of Loans Secured by Residential Property


Percentage of Residential Property Loans Which are Fix and Flip


Percentage of Residential Property Loans Which are Buy and Hold


Percentage of Loans Secured by Land


Joshua C. Fischer

Managing Director

Josh Fischer is the Managing Director, Broker and Chairman of the Investment Committee of Sterling Pacific Financial. In his role, he oversees the day-to-day investment operations of the company. In addition, Mr. Fischer acts as chairman of the company’s investment committee. Prior to joining Sterling Pacific Financial, Mr. Fischer served as the Chief Executive Officer of Generation Leasing, LLC for 10 years. Generation Leasing is a California Limited Liability Company that originates, underwrites and services both leases and loans. Mr. Fischer’s extensive business experience, comprehensive real estate and investment knowledge, and solid background in customer relationship management combine to bring a multi-faceted leadership to the Sterling Pacific Financial Team. Mr. Fischer is listed in the American Association of Private Lenders as an Industry Leader. Mr. Fischer received his Bachelor of Science degree in Economics from St. Mary’s College in Moraga California and his Masters in Business Administration from Santa Clara University.

License Information
CA DRE Broker Lic. - 01825492

Kelly Baldwin

Director, Investor Servicing

Max Bushman

Controller, Accounting Operations

Ed Rauber

Director, Accounting Operations

KC Jackson

Director, Special Assets

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.


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