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%.

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 $1,200,000
Interest Rates
8% to 12.5%
Loan Terms
6 months to 60 months
Origination Fees
0.5% to 3%
Lien Position
1st, 2nd, 3rd
Collateral Types
  • Residential Property
  • Commercial Property
  • Commercial Property Ground Lease
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

  • 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
  • Foreclosure Bailout
  • Land Development
  • Partner Buyout
  • Primary Residence Bridge
  • Primary Residence Business Purpose Cash Out

Junior Lien Loan Amounts

$50,000 to $1,200,000

Junior Lien Interest Rates

8% to 12.5%

Junior Lien Loan-to-Value

50%

Junior Lien Loan-to-Cost

55%

Junior Lien Origination Fees

1% to 5%

We Fund Junior Position Loans

Often

Junior Lien Types

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

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%

Max LTC for Land Acquisition

30%

Junior Lien Types

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

Max Loan-to-Purchase Price

60%

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

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 paid to a third party company

  • Documents Fee
  • Escrow Fee
  • Title Fee

Details and Requirements

Typical Closing Time (Days)

10

Fastest Closing Time (Days)

4

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

The Brookline Group Testimonials

Get In Touch

The Brookline Group pays us to be listed, so there is no fee to connect. Share your loan request, send a simple email, call, or visit their website.

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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 Lic. 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 Loans Secured by Commercial Property

5%

Total Number of Loans Funded to Date

173

Total Loan Volume Funded to Date

$22,387,000

Get In Touch

The Brookline Group pays us to be listed, so there is no fee to connect. Share your loan request, send a simple email, call, or visit their website.

Stay Informed About Private Lending

Receive our monthly newsletters with valuable insights and industry updates
subscribe-illustration
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

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