Private Capital

Private capital lending — also called hard money or trust deed lending — is a form of real estate financing in which a private lender (or group of investors) funds a loan secured by real property, rather than a bank or traditional financial institution. Loans are typically asset-based, meaning approval is primarily driven by the value and equity in the property, not the borrower’s credit score or income history. At All Western Mortgage Private Capital (NMLS #2611909), every loan is professionally underwritten, documented through escrow, and fully compliant with Nevada state law.

A trust deed investment (also called a deed of trust investment) is when an individual investor lends money to a real estate borrower and receives a promissory note secured by a deed of trust recorded against the property. The investor earns interest on the loan — typically paid monthly — while the real property serves as collateral. If the borrower defaults, the investor has legal recourse through the property. All trust deed investments through All Western Mortgage Private Capital are offered exclusively to accredited investors pursuant to SEC Regulation D, Rule 506(b) and are not registered securities.

An accredited investor, as defined by the SEC under Regulation D, is generally an individual who meets one or more of the following: (1) a net worth exceeding $1,000,000 (excluding primary residence), either individually or jointly with a spouse; (2) individual income exceeding $200,000 per year (or $300,000 combined with a spouse) in each of the last two years, with a reasonable expectation of the same in the current year; or (3) holds a Series 7, 65, or 82 license in good standing. Trust deed investments through All Western Mortgage Private Capital are only available to accredited investors. Please consult with your financial advisor to determine your eligibility.

Private capital loans through All Western Mortgage Private Capital can typically close in as little as 7–10 business days once all required documentation has been received and reviewed. This includes a completed loan application, property information, title report, and appraisal or broker price opinion (BPO). Actual closing timelines may vary depending on the complexity of the transaction, property type, and title/escrow availability. This is not a guarantee of closing within a specific timeframe.

All Western Mortgage Private Capital typically funds loans on non-owner-occupied residential properties (single-family, multi-family, condos) and certain commercial properties. Loan programs include fix-and-flip, bridge, construction, and ground-up development financing. Owner-occupied residential properties are subject to additional federal and state regulatory requirements, including TILA (Reg Z) and Nevada consumer protection laws, and may have different underwriting criteria. Please contact us to discuss your specific property and scenario.

LTV ratios for private capital loans vary depending on the property type, loan program, borrower experience, and market conditions. Generally, asset-based loans are made at conservative LTVs to protect both the borrower and the investor. Specific LTV parameters are determined during underwriting on a case-by-case basis. We do not advertise specific LTV ranges, as misrepresenting leverage terms can be misleading. Contact Beau McDougall directly to discuss what leverage may be available for your specific property and exit strategy.

Yes — private capital and hard money loan rates are typically higher than conventional bank rates. This is because these loans are designed for speed, flexibility, and situations that fall outside conventional underwriting guidelines. In exchange for faster approvals, shorter terms, and asset-based underwriting, borrowers accept higher short-term interest costs. Rates are determined based on the loan scenario, property, LTV, and current market conditions. All rates, fees, and terms will be disclosed to borrowers in writing prior to closing in accordance with applicable state and federal disclosure requirements. Past rate performance is not indicative of future rates.

Returns for trust deed investors vary depending on the specific loan, term, and prevailing market conditions at the time of investment. We do not advertise or guarantee specific rates of return, as doing so may constitute a misleading representation. Potential investors should carefully review all loan documents, consult with their own financial, tax, and legal advisors, and understand that all investments carry risk, including the potential loss of principal. Trust deed investments are illiquid and are not suitable for all investors. Past performance does not guarantee future results.

No. Trust deed investments are not bank deposits and are not insured by the FDIC or any government agency. They are not guaranteed by All Western Mortgage, Beau McDougall, or any other party. As with any investment in real estate or real estate-related financial instruments, there is risk of loss, including loss of principal. The real property securing the loan provides collateral, but property values can decline and foreclosure processes take time and involve additional costs. Please read all offering documents carefully and consult your advisors before investing.

In the event of borrower default, the lender (or trust deed investor) has recourse through the deed of trust recorded against the property. In Nevada, lenders may pursue a non-judicial foreclosure (Trustee’s Sale) under NRS Chapter 107, which typically takes approximately 120 days from the notice of default. All Western Mortgage Private Capital works to resolve default situations professionally and in compliance with Nevada law. Investors are kept informed throughout the process. Foreclosure is a last resort and involves additional costs and timelines that can affect overall investment returns.

All Western Mortgage Private Capital (Branch NMLS #14210 / NMLS #2611909) is licensed to operate in Nevada. Lending activity in other states may require additional licensing and regulatory compliance. Please contact us directly to discuss whether financing may be available for properties located outside of Nevada. This website and its content are not intended to constitute an offer or solicitation for lending in any jurisdiction where we are not licensed or authorized to lend.

Traditional banks and mortgage lenders follow strict guidelines set by government-sponsored enterprises (Fannie Mae, Freddie Mac) and federal regulators, requiring extensive documentation of income, credit, employment, and assets. Private capital lending is portfolio-based, meaning loans are funded by private investors and held in-house rather than sold on the secondary market. This allows for common-sense underwriting focused on the property and the exit strategy. However, private capital loans are short-term and carry higher costs than conventional loans. They are not a replacement for conventional financing — they are a specialized tool for specific real estate investment scenarios.