Fund or buy business-purpose real estate loans we originate and underwrite. See each loan's amount, loan-to-value, annual yield, term, lien position and borrower credit at a glance. Funds are wired to escrow, and your interest is recorded against the property.
Each listing shows where the property is, what kind of loan it is, who the borrower is and the loan metrics. Click Inquire for more information. Lenders and funds receive the due diligence package on request; note investors share proof of liquidity before we release a note's details.
Create a free account and we'll email you first when a new opportunity is posted, with the key numbers up front.
Create an account →Create a free account and we'll email you first when a new opportunity is posted, with the key numbers up front.
Create an account →We find the borrower, underwrite the loan and get it to the closing table. You decide which loans fit your goals, and your funds go through a licensed title or escrow company.
Borrower credit, experience and liquidity, the property's value and the exit plan are reviewed before a loan is listed.
See the metrics here, then request the due diligence package: valuation, title, photos, budget and the borrower's track record.
Escrow collects the funds, records the deed of trust or assignment and disburses only when every closing condition is met.
A loan servicer collects the payments and sends you your interest monthly. Principal is repaid at payoff or refinance.
For private lenders, debt funds and family offices that want to be lender of record.
For accredited note investors who want a loan that has already closed.
When you invest in a deed of trust, you're the lender. A real estate investor borrows to buy, renovate, build or refinance a property, signs a promissory note, and a deed of trust (or mortgage) is recorded against the property. The real estate is your collateral, and the loan-to-value ratio is your equity cushion: at 65% LTV, the property would have to lose more than a third of its value before your principal was at risk.
| Factor | Lower risk, lower yield | Higher risk, higher yield |
|---|---|---|
| Loan-to-value | Under 60–65% LTV | 70–75%+ LTV, or LTV based on after-repair value |
| Lien position | 1st lien | 2nd lien, behind another lender |
| Loan type | Rental (DSCR) or light bridge | Heavy rehab, ground-up construction, land |
| Borrower | Repeat borrower, 700+ FICO, completed projects | New borrower, lower credit, first project |
| Term | Short (6–12 months), clear exit | Longer term or uncertain exit |
A deed of trust or recorded assignment secures your position against the property.
Insures that your lien has the priority you expect.
The borrower's policy lists the lender as mortgagee or loss payee.
An appraisal or broker price opinion supports each loan-to-value.
Investor funds go to title or escrow, never to us, and are released only at closing.
Note details are released only after proof of liquidity and a signed confidentiality and non-circumvention agreement.
Create a free account and choose what you want to hear about: deeds of trust, equity, off-market real estate, new loan products and rate changes.
You fund, or buy, a loan made to a real estate investor. The borrower signs a promissory note, and a deed of trust (called a mortgage in some states) is recorded against the property as security. You receive the interest payments, and if the borrower doesn't repay, the property can be foreclosed on to recover your principal.
Both secure a loan with real estate. A deed of trust adds a neutral trustee who can sell the property through a non-judicial foreclosure if the loan defaults, which is usually faster than the court process many mortgage states use. Texas, California, Arizona and many other states use deeds of trust.
Funding the loan means your money closes the loan: you are the lender of record and the deed of trust is recorded in your name (or your IRA's) at closing. Buying the note means you purchase a loan that has already closed, and the note and deed of trust are assigned to you. Each listing shows which it is.
Note purchases are offered to accredited investors. Private lenders, debt funds and family offices can fund loans directly. Before we share the details of a note, we ask for proof of liquidity and agreement to our confidentiality and non-circumvention terms.
Never to us. You wire funds to the title or escrow company handling the closing. Escrow records the deed of trust or the assignment in your name and disburses the funds.
Yes, in most cases. The note and deed of trust are vested in your account's name (for example, "ABC Trust Company FBO Jane Smith IRA"), and payments go back to the account. Talk to your custodian about their process and timing before you commit.
Loans are serviced by a licensed third-party loan servicer or as agreed in the closing documents. The servicer collects monthly payments, sends you your share, tracks taxes and insurance, and issues year-end tax forms.
The servicer sends notices and works toward a cure. If the default isn't cured, the lender can foreclose and take title or be paid from a sale. Timelines and costs vary by state, and lower loan-to-value gives you a larger equity cushion if this happens.
Borrowers can default, values can fall, foreclosure takes time and money, and your money is not easily withdrawn before the loan pays off. These investments are not FDIC-insured, and past results don't guarantee future returns. Review each due diligence package with your own advisors.
Information on this page is for discussion with qualified lenders and accredited investors only and is not an offer to sell, or a solicitation of an offer to buy, any security. Any investment is made only through definitive loan or note purchase documents, after the investor's own review. Loans are business-purpose loans to real estate investors. Listed metrics are estimates from the loan file, may change before closing and are not guaranteed. Real estate lending involves risk, including loss of principal; investments are not FDIC-insured and are not easily sold before payoff. Win-Win Capital Funding, LLC originates and arranges these loans and may receive origination, broker or servicing compensation, disclosed in the closing documents. Investor funds are held only by a licensed title or escrow company. Consult your own legal, tax and financial advisors.
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