Private Lending for Residential & Investment Real Estate

Our Core Loan Programs

Pacific Private Money offers tailored private lending programs for homeowners, investors, and developers who need fast, flexible real estate financing. Our asset-based loan programs help borrowers overcome delays, red tape, and credit restrictions found in traditional lending. Whether you’re buying before you sell, navigating a 1031 exchange, or financing a real estate investment, we provide the capital to help you succeed.

With over $2 billion in funded loans since 2008, our experienced team delivers fast closings, minimal documentation, and trusted execution in California and select states.

Business Purpose Bridge Loans

Our Private Money Business Purpose Bridge Loan Program is designed for real estate investors and business borrowers who need fast, short-term capital. These loans are ideal for non-owner-occupied and owner-occupied residential or mixed-use properties where speed, flexibility, and minimal documentation are essential.

A business purpose bridge loan is a short-term, asset-based loan secured by real estate and used for business or investment purposes. Unlike conventional loans, our private money solution focuses on equity and exit strategy rather than income documentation or credit score.

Reverse 1031 Exchange Loans

Pacific Private Money’s 1031 Exchange & Reverse 1031 Exchange Loan Program is designed for real estate investors who need bridge financing to complete a time-sensitive exchange. Whether you’re acquiring a replacement property before selling your relinquished property or facing tight IRS deadlines, our program helps ensure your exchange stays compliant and on track.

In a reverse 1031 exchange, the replacement property is acquired before the original (relinquished) property is sold. Because traditional lenders often can’t meet the timeline or structure requirements of reverse exchanges, private bridge financing becomes critical. We provide fast, short-term loans that align with IRS exchange rules and integrate directly with your Qualified Intermediary (QI).

Consumer Bridge Loans (Owner-Occupied)

Pacific Private Money’s Owner-Occupied Bridge Loan Program allows homeowners to buy a new primary residence before selling their current home. Designed for speed and convenience, this short-term solution is ideal for those navigating life transitions, job relocations, or competitive housing markets where contingent offers may be a disadvantage.

A consumer bridge loan is a short-term loan secured by your current residence and the home you’re buying. It allows you to access equity in your existing property to cover the down payment — or even the entire purchase — of your next home. Once your current property sells, the bridge loan is repaid.

Investment Property Loans

Pacific Private Money offers a suite of real estate loan programs tailored to meet the unique needs of property investors, developers, and builders. Whether you’re flipping homes, building ground-up, or expanding a rental portfolio, our short- and long-term private money loans provide fast, flexible capital to get your projects funded and moving forward.

Investment property loans are asset-based loans secured by non-owner-occupied real estate. Our programs are designed for business or investment purposes and offer faster funding with fewer documentation requirements than traditional lenders. We focus on the value of the asset and the borrower’s experience and exit strategy.

Where We Lend

Pacific Private Money is licensed to make consumer-purpose loans in the following states:

California, Oregon, Washington, Idaho, Arizona, Colorado, Texas, Georgia, Michigan, and Washington, D.C.

We also fund business-purpose loans in many states that do not require lender licensing for non-owner-occupied investment properties, these states include:

Arkansas, Colorado, Connecticut, Delaware, Florida, Hawaii, Indiana, Iowa, Kansas, Kentucky, Maine, Maryland, Massachusetts, Michigan, Missouri, New Hampshire, New Jersey, New York, Ohio, Pennsylvania, South Carolina, Tennessee, Texas, West Virginia, Wisconsin, and Wyoming.

Please Note: Lending eligibility in certain states may vary based on borrower type (e.g., individual vs. entity), property classification (e.g., residential 1–4 unit vs. commercial), and occupancy status. All loans must be for business or investment purposes and are subject to compliance with applicable state regulations.

Webinar: Understanding Equity Based Lending

Join Nam Phan, COO, and Rick Culp, Senior Underwriter of Pacific Private Money for an exclusive educational Masterclass on the dynamics of Equity Based Lending — a powerful alternative financing strategy for scenarios that don’t fit the conventional private money box.

What You’ll Learn:

• What Is Equity Based Lending?
  Gain a clear understanding of how hard money loans based on equity, not income or credit, work.

• When Is It the Best Option?
  Explore the types of scenarios where equity-based loans outperform traditional private lending.

• Case Study Deep Dives
  Review real deals where borrowers turned to equity-based lending when conventional options fell short.

• Borrower Requirements
  Learn what it takes to qualify for an equity-based loan and how PPM evaluates risk differently.

• How to Apply
  Get step-by-step guidance on how to submit a loan scenario or apply for an equity-based loan.

Pacific Private Money is a leading equity-based hard money lender, serving mortgage and real estate professionals who need creative lending solutions when other lenders say “no.” We lend on equity, duration, and borrower story — not just the numbers.

Disclaimer: All loans are subject to underwriting approval, borrower qualifications, and compliance with applicable state lending laws. Terms, conditions, and programs are subject to change without notice. Pacific Private Money is licensed under the California Department of Real Estate, License #01998202, and other state licensing authorities where required.

Apply for a Loan with Pacific Private Money

Thank you for your interest in applying for a loan with Pacific Private Money. Your information will be kept strictly confidential.

Please complete the form below. Once we receive your submission, a team member will contact you promptly. If submitted after business hours or over the weekend, we’ll follow up the next business day.

Prefer to speak with someone directly? Call us at 415-926-4444 during business hours and ask to speak with a loan agent.

What can you expect to fill out for a private money loan?
When looking to get a loan, you can be expected to fill out a Uniform Residential Loan Application (form 1003). This is typically followed by a written loan scenario or “executive summary” detailing the borrower, collateral & exit strategy. Commercial loan applications will almost always start with the Executive Summary, which should include a brief introduction of the subject property, bios on the borrowing team, the purpose of the loan, and the amount being requested with specific detail on the Use of Funds. There should be a few photos of the subject property with some detail from the tax record, inclusive of map locations and designations. Also, the length of time or the term period for the loan should be identified. Most important is the Exit Strategy. This is a detailed plan on how the lender will be repaid.

Will the loan decision depend on my credit score?
We do not base our lending decisions on credit scores. We still pull your credit, but that is usually to confirm the nature of your credit profile, not your score.

How can private money change my offer making abilities?
With private money you can make aggressive offers on the investment properties you want to close. You will be able to make offers with no or low contingencies, and to structure the acquisition in any number of ways when you use private money. This gives you more control than typical investment property loans. In a competitive market, a private bridge loan will give you cash-like offer making abilities that allow your offer to stand out to the seller.

How do bridge loans work?
Bridge loans allow you to borrow money utilizing the equity you have in your current home to purchase a new home before you sell! Gone are the days of showing your home while you are living in it. Instead, find your next home, make a cash-like offer, and move into your new home right away. Once you are moved out, your agent will have time to ready your house for sale, and to work with a stager to target a larger purchase price.

Who qualifies for a bridge loan?
Our bridge loan will require a borrower to have a maximum LTV of 75%. This means you need a minimum of 25% equity in your home. The amount you can borrow when financing with a bridge loan is typically up to 75% of the combined equity value of your current home and the property value of the home that you intend to buy. For example, if your current home has equity of $500,000 (example – $1,000,000 market value less $500,000 in loans), and the home you want to purchase has a price of $1,500,000, then the maximum bridge loan amount would be equal to the purchase price of $1,500,000. In other words, there’s $2,000,000 in equity ($500,000 in your existing home plus $1,500,000 in the target home); therefore, 75% of that equals $1,500,000. That is how you can obtain a loan that’s essentially equal to 100% of the target property purchase price! Bridge loans are great tools to take advantage of.

Business Purpose Bridge Loans

Reverse 1031 Exchange Loans

Consumer Bridge Loans (Owner-Occupied)

Investment Property Loans