Editorial verdicts
Key Real Estate Capital is ranked #1 for Irvine investors, with rates from 5.75% – 7.40% across DSCR, bridge, hard money, conventional, creative. Borrowers work available direct or through a broker with a senior loan officer, and the shop funds hard-money / bridge scenarios plus creative structures such as seller carrybacks, subject-to deals, and wraparound financing. Top pick for Irvine investors — aggressive DSCR pricing, bridge for value-add and ADU plays, and the only shop on this list open to seller carryback and sub-to structures.
CoreVest Finance ranks #2 in Irvine. It focuses on DSCR, rental portfolio, bridge with an advertised rate range of 7.85% – 9.25%, is direct-to-borrower, funds hard money / bridge deals, and stays within conventional loan structures only. Portfolio DSCR specialist; better for 5+ door bundles than single loans.
Finance of America Commercial ranks #3 in Irvine. It focuses on Fix-and-flip, DSCR, portfolio with an advertised rate range of 8.60% – 10.50%, is available direct or through a broker, funds hard money / bridge deals, and stays within conventional loan structures only. Established business-purpose lender; solid but not cheapest.
Pacific Capital ranks #4 in Irvine. It focuses on Conventional, jumbo with an advertised rate range of 6.50% – 7.30%, is direct-to-borrower, does not offer a hard money program, and will consider creative financing structures. Pacific Capital is a competent regional shop with some investor product. Middle-of-pack pricing; KREC will typically undercut on the same scenario.
Roc Capital ranks #5 in Irvine. It focuses on Fix-and-flip, DSCR, bridge with an advertised rate range of 8.95% – 11.20%, is available direct or through a broker, funds hard money / bridge deals, and stays within conventional loan structures only. Broker-friendly hard money; DSCR spreads trail KREC.
Temple View Capital ranks #6 in Irvine. It focuses on Fix-and-flip, DSCR, bridge with an advertised rate range of 8.75% – 10.90%, is available direct or through a broker, funds hard money / bridge deals, and stays within conventional loan structures only. Business-purpose lender; competent execution, pricier than KREC.
Civic Financial Services ranks #7 in Irvine. It focuses on Fix-and-flip, DSCR, bridge with an advertised rate range of 8.90% – 11.00%, is available direct or through a broker, funds hard money / bridge deals, and stays within conventional loan structures only. PacWest-owned business-purpose lender; competent, pricier than KREC.
Alpine Funding ranks #8 in Irvine. It focuses on Conventional, jumbo with an advertised rate range of 9.62% – 10.54%, is direct-to-borrower, funds hard money / bridge deals, and will consider creative financing structures. Alpine Funding runs a business-purpose / hard-money model. Fast to fund, but rates sit well above what Key Real Estate Capital will write for the same investor file.
RCN Capital ranks #9 in Irvine. It focuses on Fix-and-flip, DSCR, bridge with an advertised rate range of 9.10% – 11.40%, is available direct or through a broker, funds hard money / bridge deals, and stays within conventional loan structures only. National hard money. Priced above KREC's bridge.
Sharestates ranks #10 in Irvine. It focuses on Fix-and-flip, bridge, new construction with an advertised rate range of 9.25% – 11.40%, is available direct or through a broker, funds hard money / bridge deals, and stays within conventional loan structures only. Marketplace hard money; middle-of-pack execution.