Lend on, or invest in, the deals our borrowers are doing every day: short-term loans secured by recorded liens, preferred and JV equity, and off-market properties. We source and underwrite each one and show you the numbers up front. You decide.
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Create an account →Create a free account and we'll email you the moment a new deed of trust, equity deal or off-market property is listed.
Create an account →New to trust deed investing? How investing in deeds of trust and private mortgages works →
Banks have stepped back from short-term loans to real estate investors, so experienced flippers, builders and landlords borrow from private lenders instead. Those loans pay interest every month and are secured by a recorded lien on real property. That's the opportunity: you can be the lender.
You don't need to pick stocks or time the market. What matters is the property's value, how much is lent against it, the borrower's track record and a clear way out: a sale or a refinance. We do that work on every loan and show you the numbers before you decide.
Plain-English rule The lower the loan-to-value, the bigger your cushion. At 65% LTV the property would have to lose more than a third of its value before your principal is at risk.
Approximate yields, for comparison only; they change with the market. Private loans are less liquid and carry different risks than insured deposits or Treasuries.
From conservative, monthly-income loans to equity with real upside. Each one is sourced and vetted by our team, and you choose what fits.
You are the lender on a short-term loan to a real estate investor, secured by a first-position deed of trust on the property.
A loan behind a senior lender that covers a borrower's down payment or budget gap. Paid after the 1st lien, so priced higher.
Buy a loan that has already funded and is paying. The note and deed of trust are assigned to you and the assignment is recorded.
Invest alongside an experienced operator with a fixed preferred return that is paid before the sponsor's common equity.
Own part of a value-add, rental or development project. Returns come from cash flow and the sale or refinance.
Buy properties before they reach the MLS, with financing from us available on the same deal.
Typical ranges from our market, not promises: every deal is priced on its own numbers. More gold dots means more of that quality.
| Option | Your position | Typical return | Term | Risk | Liquidity | Involvement | Typical minimum | Best for |
|---|---|---|---|---|---|---|---|---|
| 1st-lien trust deed | 1st lien on real estate | 9–12% | 6–24 mo | ●●●●● | ●●●●● | Passive | $50k–$250k | Steady monthly income |
| Performing note | 1st lien (assigned) | 9–13% | Remaining term | ●●●●● | ●●●●● | Passive | $50k+ | Income with a track record |
| 2nd-lien / gap loan | 2nd lien | 12–16% | 6–18 mo | ●●●●● | ●●●●● | Passive | $25k–$150k | Higher income, smaller checks |
| Preferred equity | Above common equity | 12–15% target | 2–5 yr | ●●●●● | ●●●●● | Passive | $50k+ | Defined return plus some upside |
| JV / LP equity | Common equity | 15–20%+ IRR target | 3–7 yr | ●●●●● | ●●●●● | Passive | $50k+ | Growth and tax benefits |
| Off-market property | You own it | Plan-dependent | Your choice | ●●●●● | ●●●●● | Hands-on | Down payment | Operators and builders |
| Debt fund (your own) | Pool of 1st liens | Set by the fund | Ongoing | ●●●●● | ●●●●● | Managed | Fund-level | Raising capital from others |
Swipe the table sideways to see every column →
Want to raise money from others and lend it yourself? How to create your own debt fund →
The investors who do best in private real estate start conservative and add risk only once their income is steady. Here's the order we suggest.
Hold 6–12 months of expenses in cash before you lend a dollar. Private loans aren't instantly liquid.
Spread capital over several 1st-lien loans in different markets so one late payoff doesn't stall your income.
A smaller slice in 2nd liens, gap loans or notes lifts the blended yield once the core is in place.
Preferred and JV equity with experienced sponsors, sized so a slow project never affects your income.
Eight quick questions. We'll suggest a starting mix across 1st-lien loans, a yield sleeve and equity, and point you to the opportunities that match.
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Educational only. This is a starting point for a conversation, not investment, tax or legal advice. Talk to your own advisor before investing.
Most 1st-lien loans start around $50,000; gap and 2nd-lien positions can be smaller. Equity minimums are set by each offering. Tell us your range and we'll show you what fits.
Equity investments and note purchases are offered to accredited investors only, after verification. Some loans can be funded directly by a private lender; we'll confirm what you qualify for before you review details.
Yes. Self-directed IRAs and solo 401(k)s can fund or buy business-purpose real estate loans. The note and deed of trust are made out to your custodian for your benefit.
A third-party loan servicer collects the borrower's payments and sends you your interest, usually monthly. Principal comes back when the loan is paid off or refinanced.
The servicer sends notices and works the file. If needed, the property can be foreclosed, and your recorded lien and the equity cushion protect your principal. It takes time and can cost money, which is why loan-to-value and borrower experience matter so much.
To a licensed title or escrow company, never to us. Escrow records your deed of trust or assignment and releases funds only when every closing condition is met.
We originate and underwrite every loan: borrower credit, experience and liquidity, the property's value and the exit plan. You see the key numbers up front and can request the full package.
Loans are held to payoff. Some notes can be resold to another investor, but there's no guarantee of a buyer, so only invest money you won't need during the term.
Listings are for discussion with qualified lenders, accredited investors and buyers only and are not an offer to sell, or a solicitation of an offer to buy, any security. Equity and note investments are offered only to accredited investors through definitive documents, after verification. Figures are estimates, may change and are not guaranteed; real estate investing involves risk, including loss of principal. Win-Win Capital Funding, LLC may receive compensation, disclosed in the transaction documents. Funds are held only by a licensed title or escrow company.
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