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Los Angeles Hard Money and Investor Loans

Whether Measure ULA touches your sale depends on which city line you're inside.

USA Mortgage funds investors across Los Angeles County. Your tax basis resets the day escrow closes. This county rewards basis and bridge deals, not yield chasing. Business-purpose loans only, every structure set in underwriting.

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You hear the decision from the people who underwrote your deal.

The city line decides more than the address

Measure ULA, the Rent Stabilization Ordinance, and the Home-Sharing Ordinance all stop at the City of Los Angeles boundary. The same asset in Long Beach, Torrance, or unincorporated county carries none of them, so a portfolio straddling that line has two different sets of rules and two different exit economics.

Your basis resets, the seller's never did

Los Angeles County resets the assessed value to the purchase price the month after closing, so a long-held seller's low tax bill says nothing about the carry you will owe. Pull the parcel's Tax Rate Area and budget for a supplemental bill before you underwrite.

A basis market, not a yield market

Gross yields run in the low single digits across most of the county, so an at-market DSCR purchase rarely pencils without a value-add or an ADU. Lancaster and Palmdale in the Antelope Valley are the exception, where yields clear into the 6% range.

Loan programs in Los Angeles

Acquisition through exit, all funded or arranged by one lender.

Fix and Flip in Los AngelesRental / DSCR in Los AngelesGround-Up Construction in Los AngelesCRE Bridge in Los AngelesTransactional Funding in Los AngelesBank Statement / No-Doc in Los AngelesConventional Investment in Los AngelesPortfolio Loans in Los AngelesCRE Permanent in Los AngelesSBA Financing in Los Angeles

Los Angeles lending questions

Do you lend across all of Los Angeles County, not just the city?
Yes, across Los Angeles County. We fund deals in Los Angeles, Long Beach, Pasadena, Glendale, Santa Clarita, Torrance, Inglewood, and Lancaster, covering the city's tighter rent and transfer-tax rules and the county's separate patchwork alike. USA Mortgage is a direct, business-purpose lender headquartered in Bee Cave, Texas, funding deals with our own capital in most states. Every loan is business-purpose only and terms are subject to underwriting. See how we lend across California or talk to us.
Does Measure ULA apply to my deal if the property is in Los Angeles County?
Only if the property sits within the City of Los Angeles. Measure ULA is a City of Los Angeles tax, not a Los Angeles County tax, and the county has 88 incorporated cities. A deal in Long Beach, Pasadena, Glendale, Santa Clarita, Torrance, Inglewood, or unincorporated county territory is not subject to ULA at any price. Inside the city, current thresholds for closings after June 30, 2026 are 4% of the entire sale price above $5,400,000 and 5.5% at or above $10,900,000, and those thresholds move each year with the Chained CPI. The tax is in force and has been upheld on appeal; a proposed new-construction exemption is a draft, not law. Talk to your CPA before you underwrite a City of LA exit above the threshold. See the CRE bridge program. Subject to underwriting.
Can I underwrite a purchase off the seller's current property tax bill?
No. The seller's tax bill tells you nothing about yours. Los Angeles County resets the assessed value to the purchase price the month after a sale closes, and a property held since the 1990s can carry an assessment far below market. The Assessor then issues a supplemental bill for the gap, prorated over the rest of the fiscal year, and a late-fiscal-year purchase can generate two of them. Build the pro forma on the price you are paying, not the number on the seller's current bill. Talk to your CPA about your specific parcel. See portfolio loans. Subject to underwriting.
Which rent control rule applies to my Los Angeles rental?
It depends on the building's certificate-of-occupancy date and which city line it sits inside, not one county-wide rule. In the City of Los Angeles, a building occupied on or before October 1, 1978 falls under the Rent Stabilization Ordinance, whose allowable increase now tops out at 4%; a newer building in the same city moves instead under the statewide Tenant Protection Act, capped at 8.7% for the year beginning August 1, 2026. Unincorporated county territory, Pasadena, Glendale, and other cities in the county each run their own separate rule. A single-family rental is not automatically exempt: the statewide exemption is lost if the owning LLC has a corporate member. Talk to your CPA or attorney before you underwrite a rent increase. See the DSCR program. Subject to underwriting.
Can I run a short-term rental as an investor in the City of Los Angeles?
No, not as a pure investment. The City of Los Angeles only allows home-sharing out of a host's primary residence, the one occupied at least six months of the year, registered in advance and capped at 120 rented days a year absent a separate extended approval. Rent-stabilized units are ineligible outright. That means short-term rental income cannot be underwritten on a non-owner-occupied purchase inside the city; rules differ by city elsewhere in the county, so confirm locally before you buy for that use. See the fix and flip program. Subject to underwriting.
Is there a credit score cutoff for a Los Angeles investor loan?
It depends entirely on which program you are in. On our asset-based loans, fix and flip, bridge and ground-up construction, there is no minimum score: we run credit, but it carries far less weight than at a bank, and a weaker file is usually answered with lower leverage rather than a decline. DSCR and bank statement start at 640. Conventional investment starts at 580. Transactional funding involves no credit check at all. There is no hard credit pull to start a conversation. See the fix and flip program. Subject to underwriting.
How much do I need to put down on a Los Angeles investment purchase?
Between 10% and 25%, depending on the program. A fix and flip funds up to 90% of the purchase price plus up to 100% of rehab, so on a $500,000 Los Angeles purchase that is up to $450,000 from us and $50,000 from you (500,000 x 90% = 450,000). A DSCR rental and a conventional investment loan both run up to 80% LTV, so a $600,000 purchase means $120,000 down (600,000 x 80% = 480,000). Commercial bridge runs up to 75% LTV. Expect the higher end of that range in most of this county, where thin gross yields rarely carry maximum leverage on an at-market purchase. See the DSCR program. Subject to underwriting.
What is the smallest loan you will write in Los Angeles?
$100,000 on most residential programs. Fix and flip, DSCR rental and bank statement loans all start at $100,000. Portfolio loans start at $500,000 and need five or more properties. SBA placements start at $350,000. Ceilings differ too: $3,000,000 on DSCR and bank statement, $5,000,000 on fix and flip and construction, $10,000,000 on commercial bridge. Send the address and the deal and we will tell you which one fits. See how we lend across California. Subject to underwriting.
Can a first-time investor get funded in Los Angeles?
Yes. First-time flippers are welcome, and a first project does not disqualify you from the same up-to-90%-of-purchase structure. On ground-up construction, experienced builders can access higher leverage, so a first build usually prices at the conservative end of the band rather than getting turned away. Underwrite this county honestly either way: it rewards basis and bridge deals rather than yield chasing, so a first-timer's margin has to come from the buy. Talk to us. Subject to underwriting.
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About the local figures on this page

Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.

Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-08-15.

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