Livco Financial is a new breed of mortgage lender founded in 2010 with a sole focus on serving small to medium real estate investors. Our unique loan programs offer flexible, common sense underwriting to finance deals banks can’t do at better terms than hard money alternatives. We can finance most property types including single family, mixed use, multifamily and commercial.

Our experienced team of professionals have many decades of real estate finance and development experience and have closed more than $2 billion in loans. We stand ready to bring our deep capital resources, wealth of experience, and investor friendly culture to serve as your reliable financing partner.

Increased regulations have significantly impacted the flexibility of conventional banks, locking them into rigid underwriting criteria for loans that can be government guaranteed or resold to government-backed entities.

Our loans are not guaranteed by FHA nor resold to Fannie Mae or other government programs. This allows us to utilize a flexible, common sense underwriting approach that looks at the asset and whether the loan is viable on its own merits.

Livco Financial is a new breed of mortgage lender focused solely on investor financing. Our Stated loan programs are asset based and aren’t funded by heavily regulated government-backed bank sources like FHA and Fannie Mae. This allows a common sense approach to underwriting that, in general, is much more flexible than banks can be. And our simple doc, Stated programs offer an easy, investor-friendly loan process.

Compared to hard money options, the Livco Smartloan generally offers better rates and terms, LTVs up to 75{7077ec8b5cdef873f7acef4723154672092668411547456cb6d4236f19ee7792} and full 3/30 year financing without the typical hard money balloon payment due. This can provide more investor profit, investor flexibility, relieve refinancing stress and save expensive refinance fees when a hard money balloon would come due.

Our rates are generally between banks and hard money lenders, depending on the loan scenario. Our other terms are specifically tailored for investor needs and are generally very flexible compared to other options

We are a specialty lender that utilizes a variety of sources to fund loans, depending on what’s the best option for different loan scenarios. We operate as a direct lender, an originator for loans funded by others, and as a correspondent lender for affiliated companies that securitize our loans for sale as commercial mortgage backed securities.

We regularly finance clients with bruised credit. Our minimum FICO score is usually 640, but we may accommodate a lower FICO on an exception basis depending on the scenario. Previous bankruptcy foreclosure or short sales can also be accommodated as long as they are 24 months or older.

Our 3 step process is easy, quick, safe, and confidential:

Step 1: Loan Assessment. Call or request a Quick Rate Quote and your assigned Loan Officer will work with you to understand your needs and the best loan fit and provide estimated terms. This costs nothing.

Step 2: Submit Financial Package. Your Loan Officer will work with you to assemble a complete submittal. A credit report will be ordered and processing begins. Upon acceptance of terms and conditional pre-approval, the property appraisal is ordered.

Step 3: Closing and Funding. You will work with your assigned Loan Processor to send in any final required items during the due diligence period. Once all items on your pre-closing checklist have been received and underwriting issues final approval, the loan documents are released for final signing and closing.

Livco Financial currently offers 2 main loan programs:

Smartloan: Commercial purpose purchase and refinance loans with 3yr fixed/30yr ARM terms. Available for most types of investment real estate including single family, 2-4 unit, multifamily, mixed use and commercial properties. Loan amounts up to $5mm and up to 75{7077ec8b5cdef873f7acef4723154672092668411547456cb6d4236f19ee7792} LTV.

Fix+Flip Bridge Loan: 12 month term, interest only loans at up to 90{7077ec8b5cdef873f7acef4723154672092668411547456cb6d4236f19ee7792} LTV for experienced single family and 2-4 unit rehab investors.

We offer loan programs for most investment property types including: investor single family, 2-4 unit, multifamily, apartments, retail, mixed use, industrial, auto service, self storage, warehouse, mobile home parks and owner/user commercial properties.

Livco Financial currently only offers loans on California real estate.

We are a small balance mortgage lender offering loans starting as low as $100,000 up to a maximum loan size of $2,000,000 on residential and $5,000,000 on multifamily, mixed use and commercial properties. The maximum loan amount offered is determined based on your loan scenario and property’s appraised value.

Please call 877.742.7888 or spend 2 minutes completing the Quick Rate Quote form, which costs nothing. Based on the information you provide, we can quickly provide you with estimated terms and max LTV for your scenario.

In general the processing time depends greatly upon borrower’s timeliness providing complete documentation. Our streamlined, Stated loan programs can provide fast loan underwriting and funding:

Smartloan Single family and 2-4 unit usually take 21-30 days

Smartloan Mixed use, multifamily and commercial loans usually take 30-45 days

Fix+Flip Bridge loans can fund as quick as 3-5 days

Rates are subject to a variety of factors. We need some information in order to give you a quote. Please call 877.742.7888 or spend 2 minutes completing the Quick Rate Quote form, which costs nothing. Based on the information you provide, we can quickly provide you with estimated terms for your scenario.

Livco Financial may charge an origination fee depending on your loan program and scenario. To receive estimated terms, please call 877.742.7888 or spend 2 minutes completing the Quick Rate Quote form. For no cost to you, we will quickly provide a quote customized for your scenario.

Yes, Livco Financial has a very attractive Fix+Flip Bridge loan program for experienced rehab investors.

Livco Financial loans are primary, first position loans. Secondary financing by others is allowed under some conditions if subordinated or junior to our loans.
See your loan consultant for details regarding your scenario.

Once final underwriting approval is issued, the loan documents will be sent to escrow for signature. You can either sign documents at escrow or a mobile notary can come to you for document completion.