Pacific Capital Mortgage, Inc., offers a comprehensive suite of Fix&Flip, Rental, and Multifamily products. Our leverage, competitive rates, transparency, and top-notch customer service sets us apart from the pack. We are here to help you fund and succeed in your Real Estate Investment Business.

As the nation’s Premier Lender for Real Estate Investors, Pacific Capital Mortgage, Inc., latest offer is the INVESTOR LINE OF CREDIT.  With this LOC, investors will be qualified for both Fix&Flip and 30 year Permanent Financing for their rental properties.  This LOC is like a pre-approval amount across our multiple Investor Products.  We use a multiple of liquid assets to determine the exposure limits to provide credit line limits as follows :

Line of Credit Amount:

  • 700% of current bank account deposits
  • 70% of current Investment & Securities Account current valuation
  • 50% of current retirement accounts valuation, like IRA’s 401K’s & Pension Plans

 For Example, if you have $50,000 in your current personal and business bank accounts, and $50,000 in your Merrill Lynch Stock Account, and $100,000 in your 401(K)

  • You LOC will be $50K X 7 + $50K X .70 + $100K X 0.50 or $435,000


Approximate Pricing:





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Purpose: Designed for the real estate investor who is rehabbing properties to resale for business purposes.

Terms: 13-19 Month Fixed Interest, Balloon Note    Minimum Loan Amount: $75,000

Maximum Loan Amount: $2,500,000             Prepayment Penalty: Not Applicable

Eligible Borrowers: Entities, US Citizens, Permanent Resident Aliens, Foreign Nationals

Financing Types: Purchase/Rehab, Rate & Term Refi, Cash-Out, BridgePlus, BridgeRehab


  • Limited Liability Corporation
  • Limited Partnerships
  • General Partnerships
  • Corporations
  • Land Trusts
  • Maximum of two borrower business entities (co-borrowers) per loan

Arm’s Length Transactions: Buyers must not be related to Sellers in any manner without full disclosure

Borrower's  Liquidity Requirements:

  • Down Payment
  • Interest reserve according to client’s tier
  • 10% of the rehab budget
  • Origination fee
  • Broker fee

Borrower Requirements:

  • Stated income to be used for income verification
  • 2 months of bank statements, including average balances, are required.
  • At least 2 months of asset verification are required for all loans.
  • The value of any stock, bond or mutual fund is reduced by 30%.
  • The value of retirement accounts is reduced by 50%.

Ineligible States: Alaska, Vermont, US Territories including Guam and Virgin Islands

Heavy Rehab, or Tear Down/Rebuild: Contractor review and feasibility review required

Eligible Property Types:

  • 1-4 Unit Investment Property
  • Planned Unit Developments
  • Properties with <2 acres="" li="">
  • Log Homes (if common to the area)
  • Properties subject to oil or gas leases
  • Must be non-owner occupied
  • Minimum gross living area of 700 sq. ft.

Ineligible Property Types:

  • Owner-Occupied Properties
  • Commercial Enterprises
  • Condos
  • Zoning Violations including residential properties zoned commercial
  • Manufactures or Mobile Homes
  • Single Family Properties with less than 700 sq. feet of living area
  • Condotels
  • Mixed Use Properties
  • Time Shares
  • Unique Properties (except for log homes)
  • Fractional Ownership
  • Working farm and ranches
  • Properties encumbered by purchase option
  • Unimproved land; not intended for build
  • Properties that appraise for less than $25,000
  • Property currently in Litigation

Appraisal Requirements:

  • 1004/1025 interior appraisals required for all loans including AS-IS and ARV if renovation is included
  • Appraisals must be dated within 180 days of origination
  • Loan amounts over $1,000,000.00 will require 2 appraisals (Excludes CA)
  • Loan amounts over $5,000,000.00 will require 2 appraisals in California

 Initial Budget Inspection:

  • Pacific Capital Mortgage Inspector conducts site inspection and budget review noting any deficiencies
  • Pacific Capital Mortgage Construction Management team may review budgets and inspections and request updates
  • All deficiencies in budget are required to be included in amended budget

Construction Escrow Inspection:

  • Draw request will detail the work completed and amount requested. All requests will be based on the approved rehab budget at origination.
  • On-site inspection required to verify completed work and project status. Inspection report and photos provided to Construction Escrow Manager.
  • Construction Escrow Manager reviews and approves all draws prior to disbursement of funds. 24 business days.
  • On-site inspection to verify completed work will take place with an on-site contact.
  • All inspections scheduled with on-site contact will need to walk through the units that have been worked on.

Inspection Fee: $200

Turn Time: Generally four business days, depending on market and inspector availability


  • Minimum FICO score: 660
  • Use middle of 3, lesser of 2 scores
  • Minimum of 2 scores are required
  • Minimum 24 months of credit history
  • No bankruptcies in past 3 years
  • No foreclosures, short sales, or deed in lieu in past 3 years
  • Fraud and OFAC checks including identity verification are required.
  • Credit report valid 90 days for new clients, 180 days for repeat clients

You can get prequalified via a Soft Credit Pull at our website : Click on this Link:    Get Pre-Qualified Now