# Private Money Lenders (PML) > Direct private money lender financing ground-up construction, fix and flip, bridge, and rental loans for real estate investors nationwide. In-house underwriting, no table-funding, weekly draws, closes in as little as 48 hours. Private Money Lenders LLC ("PML") is a direct private money lender founded in 2019 and headquartered in Los Angeles, California. We lend in all 50 states from our own balance sheet. Same in-house team that quotes a deal underwrites it, signs the closing docs, and services it. No broker layers, no table-funding partners. ## Quick facts - **Founded:** 2019 - **Headquarters:** Los Angeles, California - **Capital deployed to date:** $650M+ - **Loans closed:** 1,450+ - **States served:** All 50 - **Rates from:** 5.99% (DSCR rental), 8.99% (fix & flip), 9.25% (construction, multifamily), 9.50% (bridge) - **Fastest close:** 28 hours (cash purchase) - **Standard close:** 48 hours to 5 business days depending on complexity - **Phone:** 310-651-8000 - **Business hours:** Monday–Friday, 8:00 AM – 5:00 PM Pacific Time - **Founder:** Peter Pedram (UCLA, Pepperdine MBA, CNBC-featured, Forbes 30 Under 30) ## Loan programs PML offers five loan programs, all underwritten in-house and funded with our own capital. ### Ground-up construction loans For real estate investors building new single-family, townhome, or small-to-mid-size multifamily projects. Interest reserves built in, draws funded in 48 hours, no construction-progress audit before draw 1. - **Rates from:** 9.25% - **Loan-to-cost (LTC):** Up to 90% - **Loan-to-construction:** Up to 100% - **Loan size:** $250,000 – $10,000,000 - **Term:** 12–24 months - **FICO floor:** 660 - **Recourse:** Full - **Doc style:** Asset-based with personal guarantee - **Time-to-close:** 48 hours to 5 business days - **Geography:** All 50 states - **More info:** https://www.privatemoni.com/construction-loans ### Fix and flip loans Short-term financing for buying, rehabbing, and selling investment properties. High leverage, low origination, no application fee. Used by investors closing 5 flips a year or 50. - **Rates from:** 8.99% - **Loan-to-cost (LTC):** Up to 92.5% - **Loan-to-purchase:** Up to 90% - **Rehab funding:** Up to 100% of approved budget - **Loan size:** $100,000 – $3,500,000 - **Term:** 9–18 months (typical 12) - **FICO floor:** 600 - **Best-rate FICO:** 660+ - **Recourse:** Full - **Doc style:** Asset-based with personal guarantee - **Interest type:** Dutch or non-Dutch (borrower choice) - **Time-to-close:** 48 hours to 5 business days - **Geography:** All 50 states - **More info:** https://www.privatemoni.com/fix-and-flip-loans ### Bridge loans Acquisition and recapitalization financing for cash-purchased properties, entitlement plays, and post-renovation cash-out. Bridges to permanent financing, asset sale, or next phase of a project. - **Rates from:** 9.50% - **Loan-to-value (LTV):** Up to 75% as-is - **Loan size:** $250,000 – $10,000,000 - **Term:** 6–18 months - **FICO floor:** 660 - **Construction work:** Light cosmetic only (no major rehab — use fix-and-flip or construction for that) - **Time-to-close:** 48 hours to 5 business days - **More info:** https://www.privatemoni.com/bridge-loans ### Rental and DSCR loans Long-term permanent financing for vacation rentals, long-term rentals, and BRRRR exits. DSCR-qualified: no W-2s, no tax returns, no personal income, no DTI cap. Property income alone qualifies. - **Rates from:** 5.99% - **Loan-to-value (LTV):** Up to 80% - **Loan size:** $75,000 – $3,500,000 - **Term options:** 5/1 ARM, 7/1 ARM, 10/1 ARM, 30-year fixed - **Interest-only options:** First 5–10 years available - **FICO floor:** 660 (some products to 620) - **DSCR floor:** 1.00 (no DSCR ratios under 1.0 for best pricing; some programs allow down to 0.75 with rate adjustment) - **Doc style:** No tax returns, no W-2s — DSCR + reserves only - **Geography:** All 50 states + most short-term rental markets (AirDNA-supported) - **More info:** https://www.privatemoni.com/rental-loans ### Multi-family loans Fix-and-flip and permanent rental tracks for duplexes, fourplexes, and apartment buildings up to 50 units. - **Rates from:** 9.25% - **Loan-to-cost (LTC):** Up to 80% - **Loan size:** $500,000 – $15,000,000 - **Term:** 12–36 months (bridge/value-add), 5/1 or 7/1 ARM (permanent) - **Units:** 2–50 - **More info:** https://www.privatemoni.com/multi-family-loans ## Process PML closes loans in five stages. Total time depends on property type, title, and appraisal — most loans close in 48 hours to 5 business days. 1. **Submit the deal.** Property address, scope of work, budget. No application fee. No soft credit pull until terms are accepted. 2. **Indicative terms.** An underwriter (not a salesperson) replies with real rate and leverage within 4 business hours of a complete submission. 3. **Title and appraisal.** PML orders title and a desktop or full appraisal in parallel. Borrower uploads bank statements and entity docs; PML orders everything else. 4. **Closing docs.** Same in-house team that quoted the deal signs the closing docs. No table-funding, no last-minute repricing, no surprise fall-throughs. 5. **Wire and weekly draws.** Funds wire at close. From draw one onward, inspectors clear within a business day; reimbursement wires within 48 hours. Full process detail: https://www.privatemoni.com/process ## Underwriting basics - **Recourse:** Full personal guarantee on all loan programs - **Documentation style:** Asset-based with borrower guarantee. DSCR program is no-tax-return, no-W-2. - **Property types funded:** Single-family, 2–4 unit, multifamily up to 50 units, townhomes, condos, mixed-use - **Property types NOT funded:** Owner-occupied (we are an investment-property lender, not a consumer mortgage company), raw land without entitlements, manufactured homes, mobile home parks - **FICO floor (program varies):** 600 for fix-and-flip; 620 for some DSCR products; 660 for construction, bridge, and best-rate fix-and-flip - **Reserves:** 6 months of debt service on rental/DSCR loans; interest reserves built into construction loans - **Entity:** LLC or corporation strongly preferred; personal name acceptable on smaller loans - **Time-to-close:** Cash purchase 28 hours minimum; standard purchase 3 business days; complex multi-unit 5 business days ## Common scenarios ### Fix and flip investor Buys distressed SFR for $300K, rehabs $80K, projects $480K ARV. PML loans 92.5% LTC = $351,500. Borrower brings $28,500 + closing costs. Sells in 6–9 months at $470–480K. Net profit after carrying and closing: $40–55K. ### BRRRR investor Buys distressed SFR for $200K, rehabs $50K, refinances at $310K ARV. PML's fix-and-flip loan funds purchase + rehab. After 6 months seasoning, refinances with PML DSCR loan at 75% LTV = $232,500. Walks out with $32,500 cash plus all $50K of rehab capital. Property held as long-term rental. ### Ground-up SFR construction Lot purchased for $150K cash. Construction budget $400K. ARV $750K. PML loans $475K (90% LTC against $528K total project cost). Borrower brings ~$53K + closing. Construction completes in 11 months. Sells or refinances into permanent at completion. ### Multifamily acquisition (5–10 units) Buyer purchases 8-unit value-add property for $1.4M. Light rehab budget $200K. ARV after stabilization $2.1M. PML loans $1.28M (80% LTC). Borrower brings $320K + closing. Refinances out at 12–18 months into a 7/1 ARM at 75% LTV permanent. ### Bridge loan (cash-out post-renovation) Investor completed flip with cash. ARV appraisal $650K, cost basis $480K. PML loans 70% LTV bridge = $455K, pulling out most of the renovation capital and acquisition cost. Loan repays at sale or refinance within 12 months. ## Differentiation - **Direct lender, balance sheet capital.** Not a broker. Not table-funded. We fund the loan with our own money. - **In-house underwriting from quote to close.** Same team quotes, signs docs, services. No phantom approval that falls apart at the closing table. - **Weekly draw schedule on construction.** Inspectors clear in one business day; reimbursement wires in 48 hours. No 30-day draw delays. - **No application fee.** No soft credit pull until terms are accepted. - **Investment-property focused.** We don't compete with conventional mortgage lenders or consumer brokers. Our entire underwriting model is asset-based for investors. ## Founder Peter Pedram founded PML in 2019. UCLA undergraduate, Pepperdine MBA, Pepperdine Master's in Dispute Resolution. In 2003, founded a hedge fund that grew from $75K to $500M AUM. Featured on CNBC, named Forbes 30 Under 30. Briefly retired, then founded PML to apply hedge-fund discipline to private money lending. Full bio: https://www.privatemoni.com/peter-pedram ## Learning Center In-depth guides written by PML's underwriting team. Each article is 2,500–3,500 words with worked examples and a glossary. - **Dutch vs non-Dutch interest:** https://www.privatemoni.com/learning-center/dutch-vs-non-dutch-interest - **The 70% rule, deconstructed:** https://www.privatemoni.com/learning-center/seventy-percent-rule - **DSCR loan calculation with worked examples:** https://www.privatemoni.com/learning-center/dscr-loan-calculation - **Hard money vs conventional loans:** https://www.privatemoni.com/learning-center/hard-money-vs-conventional - **BRRRR mechanics from acquisition to refinance:** https://www.privatemoni.com/learning-center/brrrr-mechanics - **How lenders verify percent-complete on construction draws:** https://www.privatemoni.com/learning-center/construction-draw-inspections - **Origination points vs rate: the break-even:** https://www.privatemoni.com/learning-center/points-vs-rate - **The ARV that lenders will actually fund to:** https://www.privatemoni.com/learning-center/arv-that-lenders-fund - **Recourse vs non-recourse on commercial loans:** https://www.privatemoni.com/learning-center/recourse-vs-non-recourse - **Cross-collateralization explained:** https://www.privatemoni.com/learning-center/cross-collateralization - **Holding cost math: what 30 days of delay costs:** https://www.privatemoni.com/learning-center/holding-cost-math - **What 100% financing really means:** https://www.privatemoni.com/learning-center/hundred-percent-financing - **Schedule of values: building one that gets approved:** https://www.privatemoni.com/learning-center/schedule-of-values - **Lien waivers and the draw release process:** https://www.privatemoni.com/learning-center/lien-waivers - **Short-term rental DSCR: AirDNA and the 75% rule:** https://www.privatemoni.com/learning-center/short-term-rental-dscr - **Seasoning requirements: what triggers a 6-month wait:** https://www.privatemoni.com/learning-center/seasoning-requirements Hub: https://www.privatemoni.com/learning-center ## Comprehensive FAQ 54 questions across 6 categories: Hard money basics, Fix & flip, DSCR & rental, Construction, Bridge, Qualifying & application. Live search filter, full FAQPage schema markup for People-Also-Ask eligibility. Hub: https://www.privatemoni.com/faq ## Contact - **Phone:** 310-651-8000 - **Address:** 10281 W Pico Blvd, Ste 100, Los Angeles, CA 90064, United States - **Hours:** Monday–Friday, 8:00 AM – 5:00 PM Pacific Time - **Contact form:** https://www.privatemoni.com/contact - **Rate quote form:** https://www.privatemoni.com/pricing - **Borrower / broker login:** https://app.privatemoni.com/ ## Optional - **About PML:** https://www.privatemoni.com/about - **Privacy policy:** https://www.privatemoni.com/privacy-policy - **Terms of use:** https://www.privatemoni.com/terms-of-use - **LinkedIn:** https://www.linkedin.com/company/private-money-lenders-llc - **Instagram:** https://www.instagram.com/getprivatemoney - **Facebook:** https://www.facebook.com/PrivateMoni --- PML is an investment-property lender. We are not a consumer mortgage company. All loans are business-purpose loans for real estate investors operating through an LLC or corporation. Owner-occupied properties are not eligible. Loan terms, leverage, and rates subject to underwriting review of borrower experience, property condition, and current market conditions.