Anyone else private lending at smaller balances -- and feeling like the only one?

Anyone else private lending at smaller balances -- and feeling like the only one?

Lender · CA · Member since 2023 · 31 posts · 30 votes

I've been doing some private lending for a while now and one thing that surprises me is how many people assume you need a ton of cash to get started as a private lender — like you have to be able to fund an entire deal on your own before you can even Invest. I've come to learn that, that assumption keeps a lot of people on the sidelines who probably don't need to be there.

There's actually a much larger, quieter group of people — myself included — who have capital to deploy, believe in private lending as a strategy, and just aren't at a scale where they can fund an entire deal alone. And I've also learned, they don't have to fund the entire deal.

I've been thinking a lot about how smaller lenders might benefit from simply knowing each other — sharing deal flow, underwriting perspectives, and potentially collaborating on deals that would otherwise be out of reach for any one person.

Curious if others here are in a similar position. Are you doing private lending at smaller balances? Have you ever connected with other lenders to collaborate, or is that not something people do?

Would love to hear how others are approaching this.

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Jay HinrichsBusiness Member
Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
5mo

Tammy one of the issues is knowing the laws.. your in CA.. it is legal to do fractionalized loans up to 10 investors per loan before you need to do a securities document. 

in other states its not legal.. Like Oregon you may not do any fractionalized loans you must do a real estate paper offering. so you can only do one beneficiary per loan legally.

And in CA you need a RE brokers license or an MLO  or consumer finance license other wise your going to run into legal issues and usury issues. 

So as a CA RE broker myself thats how I did all my HML back in the day.. they were all fractionalized even when i was active in CA in 87 to 92 our average loan was 300 to 350k so it was a must to put investor together to do the deals.

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  • Jay HinrichsBusiness Member
    Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
    5mo

    Tammy one of the issues is knowing the laws.. your in CA.. it is legal to do fractionalized loans up to 10 investors per loan before you need to do a securities document. 

    in other states its not legal.. Like Oregon you may not do any fractionalized loans you must do a real estate paper offering. so you can only do one beneficiary per loan legally.

    And in CA you need a RE brokers license or an MLO  or consumer finance license other wise your going to run into legal issues and usury issues. 

    So as a CA RE broker myself thats how I did all my HML back in the day.. they were all fractionalized even when i was active in CA in 87 to 92 our average loan was 300 to 350k so it was a must to put investor together to do the deals.

  • Chris SeveneyBusiness Member
    Moderator
    Investor · VA · Member since 2015 · 21k+ posts · 19k+ votes
    5mo

    We typically do not do smaller balances because it's takes the same amount of time to underwrite a loan and we are a company with overhead so for example a $10 or $20k loan for us would cause us to lose money 

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  • Doug SmithPro Member
    Lender · Tampa, FL · Member since 2013 · 2k+ posts · 2k+ votes
    5mo

    I agree. I wish I knew more small private lenders as well. We're a larger lender and we don't do smaller loans, but saying no because a loan is too small to make sense for us opens us up to having referral sources get to meet new lenders and leave us. I would much, much rather forge relationships with smaller lenders that can step in. At least with the referral we solve the customer's problem. There are times when we're flush with capital and other times we don't have enough. That is likely the case with most lenders. Having those relationships, I have found, are critical. Great post. 

  • Lender · CA · Member since 2023 · 31 posts · 30 votes
    5mo

    @Jay Hinrichs 

    These are business-purpose, real-estate-backed loans. I do not lend in California.

    My role is as a participating lender, not as the person brokering or structuring the transaction. When I participate in a loan, my return is based on the amount I personally fund. The transaction is structured, documented, and closed by the party handling the loan documents, title, and closing.

    From my understanding, the key issue is not whether multiple lenders can participate in one private loan, but whether the transaction is properly structured and whether the parties involved are operating within the applicable state rules.

    • Jay HinrichsBusiness Member
      Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
      5mo
      Quote from @Tammy White:

      @Jay Hinrichs 

      These are business-purpose, real-estate-backed loans. I do not lend in California.

      My role is as a participating lender, not as the person brokering or structuring the transaction. When I participate in a loan, my return is based on the amount I personally fund. The transaction is structured, documented, and closed by the party handling the loan documents, title, and closing.

      From my understanding, the key issue is not whether multiple lenders can participate in one private loan, but whether the transaction is properly structured and whether the parties involved are operating within the applicable state rules.


      there are about 15 states that require NMLS registration and MLO license for the loans you describe .. the others no license required.. each state will have their own rules on fractional notes. so who ever is structuring documenting and handling the loan docs will be the one who needs to check each state laws on this. CA has great process's built in for multi bene loans since they have been doing them for years.. in other states it can be a can of worms in a default situation. IE each bene has to sign or agree to foreclose  you get one or two holdouts and you have a big issue.. believe me before CA Fixed that issue I had a few were I had to foreclose and my bene's could not agree on what to do and everything was stalled. So basically there is a lot more to this than what your describing but it can be worked through with folks that know what they are doing. Most small lenders have NO CLUE what the laws are or what they are doing we see it daily on BP.. :)
  • Member since 2020 · 2 posts · 1 vote
    5mo

    I started private lending small balances in the last year. I've not connected with other lenders yet, but would love to.

    • Lender · CA · Member since 2023 · 31 posts · 30 votes
      5mo

      @Tara Carter - we have a ladies group of PMLs on Facebook and I also just started a self-funded group of PMLs for us to share experiences, discuss lending, and learn. I sent you a DM. 

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