Trust Deed Investor for California Real Estate Investors

The Brookline Group offers business purpose loans to real estate investors in all counties throughout California as an investment for its own account. Loan-to-value ratios are very conservative (up to 55% LTV), but most loans do not require an appraisal. Most of our loans are equity cash out refinance, and some are purchase loans. Will consider raw land if the LTV is under 25%. We typically do not charge points, except for land loans.

Please note: we do not offer loans for ground-up construction or consumer purposes.

Property Geographic Area Details

Anywhere in California

Loan Amounts

$30,000 to $1,000,000

Interest Rates

8% to 12.5%

Max Loan-To-Value

55.00%

Max Loan-To-Cost

60.00%

Origination Fees

2% to 5%

Loan Terms

6 months to 60 months

Lien Position

  • 1st
  • 2nd
  • 3rd

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
  • Owner Occupied Residential

Property Types and Loan Types

Collateral Types

  • Residential Property
  • Commercial Property
  • Commercial Property Ground Lease

Property Types

  • 2-4 Units Residential
  • Commercial Condominium
  • Commercial Land
  • Equestrian
  • Gym
  • Industrial
  • Manufactured Home
  • Mixed-Use
  • Mobile Home Park
  • Motel
  • Office
  • Parking Lot
  • Portfolio of Residential Properties
  • RV Park
  • Residential Land
  • Retail
  • Single Family Residence
  • Student Housing

Loan Types

  • Private Money
  • Hard Money
  • Residential Bridge

Specialty Loan Types

  • 2nd Mortgage Equity Cash Out
  • 3rd Mortgage Equity Cash Out
  • Land Development
  • Partner Buyout
  • Foreclosure Bailout
  • Primary Residence Bridge
  • Primary Residence Business Purpose Cash Out

Junior Liens

Junior Lien Loan Amounts

$50,000.00 to $700,000.00

Junior Lien Interest Rates

9% to 12.5%

Junior Lien Loan-to-Value

50.00%

Junior Lien Loan-to-Cost

55.00%

Junior Lien Origination Fees

2.00% to 6.00%

We Fund Junior Position Loans

Often

Junior Lien Types

  • Purchase
  • Refinance
  • Equity Cash Out
Will do all-inclusive trust deeds (wraparound loans)

Land Loan

Land Types Considered

  • Residential Land
  • Multifamily Land
  • Office Land
  • Retail Land
  • Special Purpose Land

Will Consider Land That is NOT Entitled

yes

Existing Land Improvements Required

  • Street Access

Max LTV for Land

25.00%

Max LTC for Land Acquisition

30.00%

Purchase Loan

Max Loan-To-Purchase Price

60.00%

Borrower Must Have Property Under Contract

no

Will Provide Proof of Funds Letter

yes

Will Consider Lending on Purchase from Auction

no

Allowed Source of Borrower’s Equity

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

Details and Requirements

Typical Closing Time (Days)

10

Fastest Closing Time (Days)

4

Works With

  • Brokers
  • Borrowers

Payment Structure

  • Interest Only
  • Amortized
  • No Monthly Payments Required

Payment Structure Details

Will consider No Monthly Payments if LTV is very low

Pre Payment Penalty

yes

3 months minimum

Will lend to a foreign national

yes

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

yes

Will Consider Collateralizing Multiple Properties in One Loan

no

Will Consider Equity Joint Venture

no

Borrower Entity Types Considered

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

Documentation Required

  • Credit Report
  • Loan Application

Personal Guaranty (Recourse) Required

Sometimes

Credit Check Required

yes

Credit Check Description

No minimum credit score but the score will help determine the rate and LTV.

Appraisal Required for Residential Property

Sometimes

Appraisal Required for Commercial Property

Sometimes

Broker Price Opinion (BPO) Accepted for Residential Property

Sometimes

Broker Price Opinion (BPO) Accepted for Commercial Property

Sometimes

Fees

Documents Fee

Escrow Fee

Can act as own escrow if no payoffs are involved, thus saving escrow fee

Fees which are mandatory for all new borrower clients

  • Documents Fee
  • Title Fee

Fees which are charged upfront prior to loan closing

  • Documents Fee

Fees which are paid to a third party company

  • Documents Fee
  • Escrow Fee
  • Title Fee

Michael Klemens dba The Brookline Group makes business purpose mortgage loans from his house in the San Fernando Valley, putting to work his retirement savings and profits he made in 35 years of buying and selling Southern California real estate.

Mike Klemens was featured in a Wall Street Journal article by Kristen Grind in May 2016.

License

CA DRE Broker #00490982, NMLS ID #308670

Company Size (Number of Employees)

2

Year Established

1989

Associations

  • California Mortage Association

Office Locations

4400 Nogales Drive, Tarzana, California 91356

Primary Capital Source

  • Own Funds

Alternative Capital Sources

  • Bank Credit Line

Loan Structure for Majority of Loans

  • Own Balance Sheet

Percentage of company’s lending business focused on private mortgage

100%

Percentage of Loans Secured by Commercial Property

5%

Percentage of Loans Secured by Residential Property

95%

Percentage of Residential Property Loans Which are Fix and Flip

47%

Percentage of Residential Property Loans Which are Buy and Hold

53%

Percentage of Residential Property Loans Which are Owner-Occupied

30%

Percentage of Loans Secured by Land

18%

Total Number of Loans Funded to Date

173

Total Loan Volume Funded to Date

$22,387,000

2017 Number of Loans Funded

14

2017 Loan Volume Funded

$4,525,000

Completed Transactions

Brookline Group

Private Loan Funding
Fresno, CA
$80,000
2-4 Units Residential

Equity Cash Out

Brookline Group

Private Loan Funding
Dana Point, CA
$500,000
Single Family Residence

2nd Mortgage

Brookline Group

Private Loan Funding
Tahoe Vista, CA
$750,000
Single Family Residence

Purchase

Brookline Group

Private Loan Funding
Santa Ynez, CA
$77,000
Single Family Residence

Equity Cash Out

Brookline Group

Private Loan Funding
Encino, CA
$700,000
Single Family Residence

Purchase

I contacted Michael at the Brookline Group in early June, providing him with the documentation for a equity business loan. In just a few minutes of talking with me about my desired terms for the loan, he quoted me the total origination cost of the loan and the interest rate. He also advised me that based on my loan to value, he would not burden me with the cost & inconvenience of an appraisal. Without request, he immediately emailed the terms from our conversation, providing me with the peace of mind of memorializing our conversation in writing. During the funding process, he would consistently provide the forms for my review, and take the time to fully address any question that I had. As he stated in one of our many conversations "There is no such thing as a stupid question", providing a level of personal service that one rarely finds today. In addition, the escrow company that he used was also very helpful in assisting me complete the paperwork necessary, taking the time to explain everything. Based on my experience, I would enthusiastically recommend them to anyone in search of funding.

Richard B. from Fresno, CA

Review from Yelp

June, 2020

For several years now The Brookline Group has been my go-to lender for my real estate investment projects. As a RE investor I'm sort of an obsessive shopper, always looking for the best values. After extensive research I found that The Brookline Group is well ahead of the pack when it comes to just that: offering best value. Their speed (essential), ease of transaction (less headaches), their competitive rates, as well as their "no BS fees" which so many other lenders so often end up charging unexpectedly, set them apart and well ahead of the pack. It's been a pleasure working with them on the many projects we've done together and I'm already looking forward to working with them again on my next projects.

Martin W. from West Hills, CA

Review from Yelp

April, 2019

As a Real Estate Agent, I need to know that my clients are in good hands. I have referred numerous clients to The Brookline Group and received nothing but praises from my clients. The Brookline Group has gone over and beyond their expectations. They could not believe how fast and painless their loan process was. Anyone that works with them will be completely satisfied. I will continue to refer The Brookline Group to my clients as well as my friends and family as they have never let me or their clients down. The Brookline Group is the best in the lending industry, bar none.

Brenda T., Realtor

Review from Google

The Brookline group, and the owner Mr. Klemens, has been a pleasure to work with. He is absolutely a life saver. I started with a short term loan for a remodel of a house. His terms and fees were reasonable. He worked with me to get exactly what I need. My project took a little longer that I have anticipated, so Mr. Klemens stepped in and extended my terms to my needs which gave me the freedom to take my time and finish the remodel and sell the house in time. I definitely recommend him to anyone that needs any kind of loan.

Siamak A.

Review from Google

I have had a number of hard money loans through the Brookline Group and I would highly recommend them. If you're looking for a loan at a reasonable rate I would suggest calling Mike at the Brookline Group. He's exceptionally knowledgeable, fast and easy to work with. You won't be disappointed. A very happy and loyal customer.

Michael L.

Review from Google

For several years now The Brookline Group has been my go-to lender for my real estate investment projects. As a RE investor I’m sort of an obsessive shopper, always looking for the best values. After extensive research I found that The Brookline Group is well ahead of the pack when it comes to just that: offering best value. Their speed (essential), ease of transaction (less headaches), their competitive rates, as well as their “no BS fees” which so many other lenders so often end up charging unexpectedly, set them apart and well ahead of the pack. It’s been a pleasure working with them on the many projects we’ve done together and I’m already looking forward to working with them again on my next projects.

Maarten W.

Review from Google

I recently worked with The Brookline Group to refinance and found their creative use of a wrap loan quite smart. The payments remained the same and I got the capital I needed to do the job! Sensible fees and a pleasant experience...did I just say that? Yes. You owe it to yourself to check them out.

TMA Design

Review from Google

Before retiring as a tax accountant, I referred a number of clients to Mike Klemens, The Brookline Group, for private party real estate loans; and all were grateful for my referral. Mike had excellent loan terms as a direct lender, provided fast service, and was professional in every respect.

Carol T.

Review from Google

Before You Contact Us

Our Minimum Loan Amount Is

$30,000

What We Do

  • Investment Properties in California only
  • 1st, 2nd, 3rd Mortgages up to 55% LTV
  • Up to 60% Loan-to-Purchase Price
  • 40% Cash Required for Purchase
  • Land Loans up to 25% LTV

Not Available

  • NO 100% Financing or higher than 60% LTP
  • NO Ground-Up Construction Loans
  • NO Rehab Funds Provided
  • NO Consumer Purpose Home Loans
  • NO Cannabis-Use Properties

Loan Request

Short Description of your Loan Request or Property Address

This information is about yourself, not the subject property.

$
%
months

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?

acres

Add links to photos here.

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1
acres

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Add links to documents, photos, etc.

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Before You Contact Us

Our Minimum Loan Amount Is

$30,000

What We Do

  • Investment Properties in California only
  • 1st, 2nd, 3rd Mortgages up to 55% LTV
  • Up to 60% Loan-to-Purchase Price
  • 40% Cash Required for Purchase
  • Land Loans up to 25% LTV

Not Available

  • NO 100% Financing or higher than 60% LTP
  • NO Ground-Up Construction Loans
  • NO Rehab Funds Provided
  • NO Consumer Purpose Home Loans
  • NO Cannabis-Use Properties