Los Angeles flips are big-ticket projects. A Valley ranch or a South LA craftsman can run past $1M once the rehab is in, and the financing has to keep up.
In short: Our top pick for hard money style financing in Los Angeles is LendingStreet. We close in as little as 10 days, lend up to 90% of total cost with up to 100% of rehab on some programs, and handle balances up to $5M+. If you decide to keep a property, especially one with extra units or an ADU, we can refinance it into a DSCR rental loan.
We built LendingStreet for investors, not homeowners. All of our loans are business-purpose loans on non-owner-occupied property, and our Los Angeles investor programs cover 1-8 unit flips, bridge loans and DSCR rentals. Flip and bridge loans are short-term and interest-only, from $150,000 to $5M+, with up to 90% LTC and up to 100% of rehab on some programs.
It fits investors renovating 1940s and 1950s homes in the San Fernando Valley, older bungalows in South LA and the eastside, small multi-unit buildings, and properties with room for an accessory dwelling unit. LA prices are high, so most flips here need a lender comfortable with large balances and real rehab budgets.
To see real numbers on your deal, use the form below or call (877) 298-1001.
Well-known hard money lenders include CoreVest, Dominion Financial, LendingOne, Lima One and RCN Capital. Compared scenario by scenario for investors in Los Angeles, CA, LendingStreet comes out as the stronger choice, and one application covers it.
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. |
Los Angeles investors typically choose between local hard money lenders, private money, banks and investor lenders like us. This is a general comparison; check each lender's actual terms.
| What investors need | LendingStreet | Typical local hard money lender | Private individual lender | Local bank or credit union |
|---|---|---|---|---|
| Close quickly | As little as 10 days | Often fast; varies by lender | Can be fast; depends on the person | Usually slower; full underwriting |
| Leverage | Up to 90% of cost | Varies; often lower | Negotiated deal by deal | Often a larger down payment |
| Rehab money | Up to 100% of rehab on some programs, in draws | Varies | Varies | Often limited on distressed property |
| Long-term rental loan | DSCR refinance in-house | Usually short-term only | Rarely | Possible; often needs tax returns |
| Loan size | $150,000 to $5M+ | Varies | Limited by one person's capital | Varies by bank |
| ADU and layout changes | Rehab budget can include permitted ADU work on some programs | Varies | Varies | Often cautious on construction |
Across the San Fernando Valley, Reseda, Van Nuys, North Hills, Canoga Park, Panorama City and Sylmar offer post-war ranch homes on larger lots that suit cosmetic flips and ADU additions. South LA neighborhoods such as Hyde Park, Leimert Park and Vermont Square have craftsman and Spanish-style homes. On the eastside, El Sereno, Lincoln Heights and Highland Park attract design-driven renovations.
Outside the city limits, Long Beach, Inglewood, Pasadena, Lakewood and the Antelope Valley have their own permit offices, rules and buyer pools. Know which jurisdiction a property sits in before you plan the scope.
Los Angeles County charges a documentary transfer tax, and the City of Los Angeles adds its own transfer tax on top, including the Measure ULA tax on sales above a high price threshold. Several other cities in the county add their own. Check the current rates and thresholds for your city, since they change the resale math.
Property taxes reset at purchase under Proposition 13, so budget on your purchase price, not the seller's bill. Most California loans use a deed of trust, and foreclosures are usually nonjudicial trustee sales. Confirm details with a California title company or attorney.
Inside the city, the Los Angeles Department of Building and Safety issues permits, and work such as additions, ADUs, electrical panel upgrades and re-roofs generally needs one. Older multi-unit buildings in the city are often covered by the Rent Stabilization Ordinance, and state rent caps and just-cause rules apply to many other rentals, so confirm how they affect your hold plan.
Insurance has become a real underwriting item. Homes in or near high fire-hazard zones, including hillside areas, can be hard or costly to insure. Get a quote before you remove contingencies.
This example is illustrative and not a quote. An investor buys a 1950s three-bedroom in Reseda for $875,000 and budgets $140,000 for a full interior renovation, a total cost of $1,015,000. At 90% of cost, the loan is $913,500. The investor brings $101,500 plus about $15,000 in closing costs, or $116,500 in all.
The estimated interest-only payment is about $7,993 a month on the full balance. Over 6 months that is about $47,959, plus about $6,900 in taxes and insurance, for an all-in cost of about $1,084,859. At a $1,180,000 resale with about $70,800 in selling costs and transfer taxes, the estimated profit is about $24,341 before income taxes.
The hold exit is tight. A DSCR refinance at 70% of value would be $826,000, less than the flip loan, and with estimated principal and interest of about $5,635 plus taxes and insurance, the payment is about $7,125. At $5,600 rent, DSCR is about 0.79x. That is why most LA flips plan for a sale, or add an ADU to lift the rent.
| Line item | Amount |
|---|---|
| Purchase plus rehab | $1,015,000 |
| Loan at 90% of cost | $913,500 |
| Cash to close incl. closing costs | $116,500 |
| Estimated interest-only payment | $7,993 a month |
| All-in cost | $1,084,859 |
| Selling costs | $70,800 |
| Estimated profit before income taxes | $24,341 |
Use this list on every lender you talk to, including us.
How we answer: up to 90% of total cost and up to 100% of rehab on some programs; a standard 1.0x DSCR minimum on the hold exit, with sub-1.0 options; seasoning that varies by program; LLCs welcome; closings in as little as 10 days; and loans from $150,000 to $5M+, with larger balances reviewed case by case.
High prices make LA rental ratios hard, so a sale is the usual exit. When a property has two or more units or a permitted ADU, combined rent can support a 30-year DSCR refinance that qualifies on rent, with no W-2s or tax returns. Test both before you bid.
Get a quote with the form below or call (877) 298-1001 to run your LA deal.
Our top pick is LendingStreet. We pair hard money style speed, as little as 10 days to close, with up to 90% of cost, up to 100% of rehab on some programs, loans to $5M+ and a DSCR refinance option.
Yes. We lend throughout Los Angeles County and California, and in all 50 states and DC.
On some programs, yes, when the ADU is permitted and part of a clear budget and timeline. Draws follow completed, inspected work.
It adds transfer tax on City of Los Angeles sales above a high price threshold, usually paid by the seller. On a flip, it lowers your net sale proceeds, so check the current threshold.
Yes. California reassesses at purchase, so budget taxes on your price, not the seller's bill.
Yes. LLC borrowers are standard, and every loan is a business-purpose loan on non-owner-occupied property.
Rates start from 7.99%. Pricing depends on the deal, leverage and your experience.
2-3 competing quotes from 30+ capital sources. No credit pull. No commitment.
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