Fix and flip loans in California, funded in 48 hours.

Yes. PML funds fix and flip loans in all 50 states, with active flipper books in Los Angeles, San Diego, San Francisco Bay Area, and Sacramento. Single-family, duplex, triplex, and fourplex properties. Loan size from $100,000 to $5,000,000 per asset, with cross-collateralized facility lines available for sponsors running three or more concurrent California projects. No state-line carve-outs on pricing or leverage; a Los Angeles County flip prices off the same rate sheet as a San Diego County flip.

California’s Financing Law (CFL) applies to consumer mortgages; PML originates California fix and flip loans under the business-purpose exemption when the borrower is an entity and the property is non-owner-occupied 1 to 4 unit residential investment. PML originates California fix and flip loans under that posture, with closings handled through the customary California closing process. Loans are not consumer mortgages; they cannot be used for a primary or secondary residence. The borrower is always an LLC, LP, or corporation, never a natural person.

The bulk of California fix and flip activity in our book lands in a $650,000 to $1,400,000 ARV band, with loans typically between $500,000 and $1,100,000 on a single asset. Los Angeles and San Diego skew toward the lower half of that band on entry-level cosmetic flips; the Bay Area and West Los Angeles stretch to $2,500,000 plus on full-gut projects. We will write a California loan as small as $100,000 and as large as $5,000,000.

California is a title-company and escrow state. Closings happen at a licensed escrow office working alongside a title insurance underwriter — functionally one closing, two licensed parties on the file. PML has working relationships with escrow companies in every major California metro. A clean California file regularly closes 5 to 7 business days from term-sheet acceptance.

California imposes a county documentary transfer tax at $1.10 per $1,000 of consideration; some California cities (Los Angeles, San Francisco, Oakland, Berkeley) layer an additional city transfer tax on top, in some cases materially. The buyer also pays the recording fee on the deed and deed of trust. Title insurance premium is regulated. PML’s quote on the HUD reflects the actual California tax and recording schedule for the subject county; there are no lender markups on third-party closing costs.

California wildfire season (typically June through November) can pause draws and inspections within an active evacuation zone, and some interior counties require an updated fire-risk disclosure at close. Otherwise no seasonal slowdown; inspector clears within one business day, wire goes out within 48 hours, year-round.

California is a non-judicial foreclosure state operating under power of sale. A defaulted business-purpose loan can move from notice to trustee sale in roughly 120 days. As a sponsor this should never matter; as an underwriting input it is one reason our California loans price cleanly off the national rate sheet.

The Los Angeles County e-recording system normally posts a deed and deed of trust the same business day they are submitted. Other major California metros (San Diego, San Francisco Bay Area and Sacramento) run similarly fast on e-recording. PML wires loan proceeds the day of close; the lien recording happens in parallel.

Yes. California trustee sales typically happen on a posted weekly or monthly schedule at the county courthouse. PML issues a binding term sheet within four business hours of a property submission, which is sufficient for most California non-judicial auctions and most online foreclosure platforms. Clean title and a binding term sheet can move from winning bid to wire in 7 to 10 calendar days.

Yes. PML can close into a newly-formed California LLC even if you took the property under contract in your personal name. The closing party handles the deed transfer at closing — the property moves from your personal name into the new entity simultaneous with the loan funding, with the standard California transfer-tax treatment applied at close. We do not lend to natural persons; the borrower is always an entity. We can help structure the entity if you do not yet have one in place.