In California, a fix and flip is a big-balance project. Purchase prices, rehab budgets and holding costs all run high, so leverage and a clean exit plan matter more here than almost anywhere else.
In short: LendingStreet is our top pick for investors who would otherwise call a local hard money lender in California. Three reasons stand out: closings in as little as 10 days, leverage up to 90% of cost with up to 100% of rehab on some programs, and a built-in path from a short-term loan to a 30-year DSCR rental loan. Rates start from 7.99%. It fits California well because California projects carry large balances, so leverage, a funded rehab budget and a clear refinance path all count.
LendingStreet is built for investors. We lend on non-owner-occupied 1-8 unit residential property across California and the rest of the country, with fix and flip and bridge loans from $150,000 to $5M+ that are short-term and interest-only.
Flippers, rehab-to-rent investors and buyers racing a short closing date all use it. Borrowing in an LLC is standard.
The next step is simple: get a quote with the form below, or call (877) 298-1001.
Investors searching for hard money lenders often compare national names like CoreVest, Dominion Financial, LendingOne, Lima One and RCN Capital. Here is how LendingStreet stacks up on the scenarios that matter most for investors in California. In every scenario below, LendingStreet is the best fit.
Figures for other lenders are as stated on each lender's own website as of November 2026. Lender terms change, so verify current terms with any lender before you apply. Ready to see your numbers? Use the form below or call (877) 298-1001.
| Scenario | Best fit | Why |
|---|---|---|
| Fix and flip above $3M | LendingStreet | Our fix and flip program runs from $150,000 to $5M+. LendingOne states fix and flip loans up to $3,000,000, and RCN Capital states up to $2M. |
| Bridge close in about 10 days | LendingStreet | We can close in as little as 10 days. CoreVest states its bridge loans typically close within 2 to 4 weeks. |
| Flip of a 5-8 unit building | LendingStreet | We finance 1-8 unit investor properties. RCN Capital states its fix and flip loans cover 1-4 family homes, condos and townhomes. |
| Property in any state, including DC | LendingStreet | We lend in all 50 states and DC. Lima One states it lends across 46 states, and Dominion Financial lists 49 states plus DC. |
Before you sign a term sheet, it helps to see how lender types differ in general. Terms at any specific local lender, private lender or bank vary, so treat this as a starting framework.
| What investors need | LendingStreet | Typical local hard money lender | Private individual lender | Local bank or credit union |
|---|---|---|---|---|
| Speed to close | As little as 10 days | Often fast; varies | Can be fast; depends on the person | Often slower; full underwriting |
| Leverage | Up to 90% of cost | Varies; often lower | Negotiated deal by deal | Often needs a larger down payment |
| Rehab funding | Up to 100% of rehab on some programs, paid in draws | Varies | Varies | Often limited on distressed homes |
| Loan size | $150,000 to $5M+ | Varies | Limited by one person's capital | Varies by bank |
| Long-term option | Refinance into a DSCR rental loan | Usually short-term only | Rarely | May offer; often needs tax returns |
| Where they lend | All 50 states and DC | Usually local | Usually local | Usually local |
Rehab investors spread across the state. The Inland Empire, including Riverside, San Bernardino, Fontana and Moreno Valley, has older tract homes that update well. Sacramento, Stockton, Modesto, Fresno and Bakersfield offer lower entry prices in the Central Valley, with steady rental demand.
Los Angeles, San Diego and the Bay Area bring the largest projects: older homes, small multi-unit buildings, and properties where an ADU or second unit can add value. Many of these projects reach loan sizes well above $1M.
California loans use deeds of trust, and most foreclosures are nonjudicial trustee sales. Counties charge a documentary transfer tax of $1.10 per $1,000, and many cities add their own tax on top, including higher rates on larger sales in cities such as Los Angeles. Check the city before you set your resale price.
Property taxes reset to the purchase price under Proposition 13, so the seller's bill is often far below what you will pay. Budget on your own price, plus any special assessments.
Treat these as general notes and confirm them locally with your title company or attorney.
City and county building departments enforce state codes, including energy rules and seismic requirements for some older buildings. Permit review times vary widely, from quick over-the-counter approvals to months for structural work or an ADU. Build that time into your hold.
Many cities also have rent stabilization or just-cause rules that can affect an occupied property, so confirm the status of any tenants before you buy.
Rehab funds are released in draws as work is completed and inspected, which rewards a detailed budget.
This example is illustrative and not a quote. An investor buys a 1970s single-story home in Riverside for $520,000 and budgets $90,000 for the rehab, a total cost of $610,000. At 90% of cost, the loan is $549,000, so the investor brings $61,000 plus about $9,000 in closing costs.
The estimated interest-only payment is about $4,804 a month, figured on the full balance for a conservative budget. Over 6 months that is about $28,824, plus about $4,740 in taxes and insurance, for an all-in cost of about $652,564.
Sale exit: at an after-repair value of $740,000 and about $44,400 in selling costs, the estimated profit is about $43,036 before income taxes.
Hold exit: at 75% of value, a $555,000 DSCR loan would carry estimated principal and interest of about $3,786, a total payment of about $4,576 with taxes and insurance, and a DSCR of only about 0.76x on $3,500 rent. At 1.0x the rent carries a loan of about $397,000, so the investor would either sell or leave more equity in the property.
| Item | Amount |
|---|---|
| Purchase price | $520,000 |
| Rehab budget | $90,000 |
| Loan at 90% of cost | $549,000 |
| Cash at purchase (down payment plus closing costs) | $70,000 |
| Estimated interest-only payment | $4,804 a month |
| Interest plus taxes and insurance, 6 months | $33,564 |
| After-repair value | $740,000 |
| Estimated profit on sale | $43,036 |
| DSCR at 75% refinance | About 0.76x |
A typical hard money loan is short-term only. If you decide to hold a California property, you need a long-term lender, and lining one up late adds risk. LendingStreet offers the DSCR refinance too.
DSCR loans qualify on the property's rent, with no W-2s or tax returns. Cash-out goes up to 75% LTV and rate-and-term up to 80% on some programs, the standard minimum DSCR is 1.0x, the minimum credit score is 620, and 30-year terms are available. Seasoning varies by program; see our bridge-to-DSCR guide for timing.
Use these questions with any lender you are considering:
Have these items ready, then use the form below or call (877) 298-1001:
We recommend LendingStreet: hard money style speed, up to 90% LTC, rehab funding on some programs up to 100%, and a long-term DSCR exit in the same place.
Yes. LendingStreet lends across California and in every other state and DC.
Yes. Fix and flip loans run from $150,000 to $5M+, and larger balances get a closer review of the budget, valuation and exit.
In as little as 10 days when the file is complete. A signed contract, rehab budget and LLC documents help us move quickly.
Yes. The county tax is $1.10 per $1,000, but some cities add much more, especially on higher-priced sales. Factor it into your resale numbers.
Rates start from 7.99%. Your pricing depends on the property, leverage, budget and exit. Get a quote with the form below for your numbers.
Yes. A DSCR loan qualifies on the property's rent, with no W-2s or tax returns. Cash-out goes up to 75% LTV, and seasoning varies by program.
No. Our loans are business-purpose loans on non-owner-occupied investment property only.
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