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The purpose of "Investors Lounge"  pages is to connect new and seasoned Real Estate Investors with  qualified Trust Deed Brokers and to provide information on  trust deed practices and high yield lending opportunities posted by borrowers and mortgage loan brokers (MLBs).

Trust Deed 

California hard money private investors invest in notes secured by deed of trust which is secured by equity in commercial real estate loans.A deed of trust, also called a trust deed or a Potomac Mortgage, is used in some states in place of a mortgage, a transfer of interest in land by a mortgagor-borrower to a mortgagee-lender to secure the payment of the borrower's debt. Although a deed of trust serves the same purpose as a type of security, it differs from a mortgage. A deed of trust is an arrangement among three parties: the borrower, the lender, and an impartial trustee. In exchange for a loan of money from the lender, the borrower places legal title to real property in the hands of the trustee who holds it for the benefit of the lender, named in the deed as the beneficiary. The borrower retains equitable title to, and possession of, the property.

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  Choices of investment -The Good The Bad and The Ugly

The Bad-If you keep $100,000  in a bank after 5 years your saving would grow by $16,474 and you may end up with a total of $116,474. (See below grey). You may sleep good at night but your return on investment does not even keep up with inflation and therefore it is a very poor choice.  

The Ugly-Investing in the stock market can wipe out your entire saving. It also nerve racking and keeps you worried and uncertain throughout the week.

 The Good- Investing 100,000 in  Secured Trust Deed may net you over $101,000 and after 5 years you may double your principal with a total of $201,136. Follow the smart guideline you will sleep good at night knowing that your money is secured earning is high and you have selected the best choice of investment .     


Trust deed investments can provide an excellent return but you should discuss the investment with an MLB and/or other qualified pro­fessional before committing your funds!

The data in is based on investment  in California trust deed , other states may have different rules. in the following pages you get a brief over­view of the basic steps and factors involved in a trust deed investment. You may wish to research the subject matter further before proceeding with a trust deed investment and the situation warrant, discuss the matter with an attorney or other qualified professional.

Reviewing, analyzing, and under­standing the essential elements of trust deed investments should assist you in evaluating the risk involved.

 The funding of a loan or the purchase of a promissory note is an investment which involves risk. Prior to becoming a lender of loans or a purchaser of promissory notes, you should be able to answer the following questions:




Below is an excerpt from . Each state have its own rules and regulations related to Trust Deed Investment although the specifics applies to California's  laws the general concept  is held true to every other states law.

Your Money–Your Investment–Protect Your self!

Do you want a good return on your money or investment? Perhaps an excellent return. Better yet an out standing return! An excellent or even an outstanding return on invested funds is the dream of any investor, especially when the excellent or outstanding return is steady and reliable and not subject to market fluctuations.

What are we talking about here? What kind of investment can provide all these wonderful traits? Well, there are those that will tell you there is just such an investment opportunity. What is it then?

Trust Deed Investments

Trust deed investments, also known as mortgage loan investments, are very enticing. High interest rates providing excellent returns can lure both sophisticated and un sophisticated investors. Many investors do not clearly understand the nature of trust deed investments. Heavy reliance may be placed on friends who are also investors, friends who are actually selling trust deed investments and even trusted advisors who appear to be very knowledge able in such investment opportunities. True stories abound of trust deed investors who have been quite successful, but there are also those who lost nearly everything. This happens because many trust deed investors do little or nothing in the way of investigating or inquiring into the investment because the high rate of return is just too alluring. There are many details to be resolved in a trust deed investment, but these details can be arranged to an investor’s satisfaction during the loan negotiations and/or escrow process. The investor needs to make some initial inquiries about the two basic facets of such an investment, i.e., the real property securing the note and trust deed and the borrower.

The Borrower

The borrower is the person who will make the payments on the note and trust deed purchased or funded by the investor. Important considerations are the borrower’s ability or capacity to make payments and the desire to make the payments. In other words, items to consider are the income of the borrower, his or her job stability, assets and other debts upon which the borrower must also make payments. The borrower must also want to make the payments. This may be measured by past credit history. Has the borrower made other payments and done so in a timely fashion? If not, why not? Credit reports  can help provide this type of information.

The Real Property Securing the Investment

The real property securing the investment is the ultimate means by which the investor can regain the money invested if the borrower fails to make payments. This means fore closing on and selling the property. This will always be a possibility for the investor. Most trust deed investors do not have any intent in having to sell the property to recoup their investment. It can be an expensive process, the property may not always be readily sold and all of the investor’s funds may not be regained by the sale as the property may not be worth enough to cover the investment. Also, there may be other liens or loans against the property which need to be paid. All of this and more should be given serious consideration when making an investment.

Mortgage Loan Brokers

Trust deed investments are generally available through real estate brokers. Those brokers engaged in arranging loans for borrowers on the borrowers’ real property using the investment funds of private investors are generally referred to as mortgage loan brokers. Mortgage loan brokers will usually handle all the arrangements of your investment and generally will collect the payments on your behalf from the borrower. You should also receive a Lender/Purchaser Disclosure Statement describing the important aspects of your in vestment. The broker may even handle the foreclosure of the property if the borrower fails to pay the debt. However, the investor must make the effort to protect himself or herself by being familiar with the process and the elements of such an investment. Additionally, be sure to check the license status of the mort gage loan broker and/or other professionals assisting you. To do so, go to or contact the Department of Real Estate and/or the Department of Corporations.

Since some of these loans may have substantial costs to borrowers in the form of high interest rates and/or high loan fees, both Federal and State consumer protection laws may restrict or prohibit certain loan terms and place increased responsibilities on both brokers and lenders.  Violations of these rules could impact your ability to enforce some of the terms of the loan contract and could also incur civil penalties. Again, the investor must protect himself or herself by be coming familiar with these laws that prohibit “predatory” and “usurious” lending practices.

For More Information

To assist potential trust deed investors, the Department of Real Estate (DRE) offers a publication that provides some of the essential elements of trust deed investing.

The publication entitled “Trust Deed Investments - What You Should Know!!” is available on the DRE website . Or, you may request a free copy by subtting  your request to the DRE.


If you have any questions, please contact:

Department of Real Estate

Mortgage Loan Section

P.O. Box 187000

Sacramento, CA 95818-7000

(916) 227-0770

Remember it’s your money and your investment — protect yourself!


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