Purchase, refinance, or cash-out on commercial and investment property anywhere in California. Asset-based — the property carries the deal, not your tax returns.
Have a deal that has to close this month? Call 818-217-1217 and we’ll tell you in one conversation whether it works.
What we place
| Loan amount | $500,000 minimum |
| Loan-to-value | Up to 65% of current value (purchase price or appraisal, whichever is lower) |
| Term | 12 months, interest-only; extensions available |
| Rate and points | Set per investor and per deal — quoted on the first call, confirmed in writing on the term sheet |
| Closing time | 7–10 business days from a complete file; faster on refinances with a recent appraisal |
| Property types | Multifamily (5+ units), mixed-use, retail, office, industrial, warehouse, hospitality, land with entitlements, non-owner-occupied 1–4 units |
| Location | California statewide |
| Credit | Considered, not decisive. A recent bankruptcy, foreclosure, or low score doesn’t kill a deal if the equity and exit are there. |
| Documents | Application, purchase contract or current mortgage statement, rent roll and leases if income property, ID, entity docs. No tax returns on most files. |
What we don’t do: owner-occupied primary residences, consumer-purpose loans, second mortgages behind a large first, raw land without entitlements.
All loan amounts, terms, and timelines shown are typical program parameters and are subject to lender underwriting, credit approval, appraisal, property and title verification, and other conditions. Not every applicant or property will qualify. Oakridge Capital Advisors is a licensed commercial mortgage broker (CA DRE #02036334) and is not the lender.
When hard money is the right tool
You’re buying and the bank can’t close in time. Auction purchases, 1031 exchanges on a deadline, sellers who won’t wait 60 days. We close in 7–10 days; you refinance into a conventional or SBA loan later — often with us.
Hard money refinance or cash-out. Pull equity out of a property you already own to buy the next one, pay off a maturing loan, settle a partner, or fund a business need. Up to 65% of value, no income documentation on most files.
The property isn’t bankable yet. Vacant or under-leased buildings, value-add multifamily, properties mid-renovation, deferred maintenance. Bridge the 12 months it takes to stabilize, then refinance at a bank rate.
Your file isn’t bankable yet. Tax returns that don’t show the income, a recent credit event, a new entity, foreign-national ownership. Hard money looks at the asset and the exit.
Business owners who need capital fast. If your business owns its building, a hard money loan against the real estate is usually faster and larger than any unsecured business loan.
What a hard money lender actually looks at
- Equity. The number-one factor. 35%+ equity in the property after the loan.
- Exit. How the loan gets paid off in 12 months: sale, refinance, or a specific event. A clear exit gets better pricing.
- The property. Location, condition, and whether it produces income today.
- You. Experience with this property type, liquidity to carry payments, and a credit history without unexplained surprises. Bad credit is a pricing question, not a decline.
Why go through Oakridge instead of straight to a lender
Hard money pricing varies more than any other loan type — the same deal can be quoted points apart by two lenders. We’ve placed bridge and hard money loans in California since 2004 and know which lenders are actually funding this month, which ones re-trade at closing, and which ones will do your property type. One call, and your deal is in front of the right two or three lenders — not the one whose ad you clicked.
How it works
- Quote in one conversation. Address, what you’re doing, rough value, loan amount needed, and your exit. We’ll tell you yes/no and a price range on the call.
- Term sheet in 24 hours.
- Appraisal or broker opinion of value, title, entity docs. 3–5 days.
- Fund. 7–10 business days from a complete file.
Subject to lender underwriting, credit approval, appraisal, property and title verification, and other conditions. Not every applicant or property will qualify.
Frequently asked questions
How fast can a hard money loan close in California?
7–10 business days from a complete file. Refinances with a recent appraisal and clean title can close faster; purchases depend on how quickly the seller’s side delivers.
What LTV do hard money lenders offer?
Up to 65% of current value on most commercial and investment property. Purchase-plus-renovation loans are sized on the as-is value.
What are hard money loan rates?
There’s no rate sheet. Pricing is set by the investor funding the deal and depends on LTV, property type, condition, and your exit — so it’s quoted case by case, on the first call, and confirmed in writing on the term sheet. Rates and points are higher than bank loans because the lender is pricing speed and risk, not your tax returns.
Can I get a hard money loan with bad credit?
Usually yes. Hard money is asset-based — the decision rests on equity and exit strategy. Credit affects pricing and sometimes LTV, but a recent bankruptcy or foreclosure isn’t an automatic decline.
Can I refinance an existing loan with hard money?
Yes. Common uses: paying off a maturing or defaulted loan, cash-out for another purchase, or buying out a partner. Up to 65% of current value.
Do you lend on owner-occupied homes?
No. We place business-purpose loans on commercial and investment property only. A property you live in is a consumer loan and is outside what we do.
What’s the minimum loan amount?
$500,000. Below that, a bank or SBA Express loan is usually the better fit — ask us and we’ll point you the right way.
What documents do I need?
Application, the purchase contract or your current mortgage statement, rent roll and leases if the property has tenants, government ID, and entity documents. Most files don’t require tax returns.