Direct Hard Money Lender for Broker-Submitted Loans Across California
PB Financial Group is a direct hard money lender headquartered in Los Angeles that has funded broker-submitted loans across California since 2006. Brokers bring us the files that banks and conventional wholesale channels decline: self-employed borrowers, low credit scores, properties mid-renovation, entity and trust vesting, probate, and purchases that have to close in days. We review every scenario by email, issue terms in writing, and keep the broker as the borrower’s point of contact from the first call through funding.
This page explains how to submit a scenario, what a complete file includes, how to become an approved broker, and what our programs cover. If you have a live file, email the full scenario to [email protected] or call (877) 700-3703 and ask for a broker account representative. Pricing is never published on this page; approved brokers receive current rate sheets by email, and our hard money rates page explains how a quote is built so you can set your borrower’s expectations before terms arrive.
How Do Mortgage Brokers Submit a Hard Money Loan to PB Financial Group?
Email the full scenario to [email protected] and a PB Financial Group account representative will call you to discuss terms. You do not need to be an approved broker to have a scenario reviewed, but a completed broker approval package must be on file before the loan is documented. The process runs in two steps, and a complete scenario usually gets a response the same or next business day.
Step 1: Email the scenario
A scenario is a short summary, not a loan package. Include the property address and type, your estimate of value and what it rests on, the loan amount and lien position, the purpose of the funds, and whether the borrower will occupy the property. Add a borrower snapshot covering credit, how income can be documented, whether vesting will be in an individual or an entity, and the exit strategy with a target closing date. Attach photos or an appraisal if you have them, but do not wait on them; a clear scenario in plain text is enough for us to tell you whether the file fits and on what terms.
Step 2: Terms, then the full submission
If the scenario fits, we issue terms in writing and you move to the full submission. The residential and commercial checklists below start with the same download, the PB Financial Broker Approval Package, which handles your approval as a broker and travels with the file. Additional conditions may apply after review, and your account representative will list them in writing when the file is assigned so nothing surfaces for the first time at closing.
What a Complete Submission Includes
Send the items below to [email protected] in one email where possible, with the property address in the subject line. The table shows which documents apply to residential files (single-family and 1 to 4 units) and which apply to commercial files. Income documents are required only on owner-occupied, consumer-purpose residential loans; business-purpose and investment files are underwritten on the property and the borrower’s credit.
| Document | Residential (SFR and 1 to 4 Units) | Commercial |
|---|---|---|
| PB Financial Broker Approval Package (download above) | Required | Required |
| Uniform Residential Loan Application (Form 1003) | Required | Required, for the designated signatory |
| Transmittal Summary (Form 1008) | Required | Not required |
| Signed Borrower’s Authorization | Required | Required, for the designated signatory |
| Credit Report | Required | Required |
| Two Forms of Identification | Required | Required, including the business license |
| 15 to 20 Interior and Exterior Photos, or Appraisal Report | Required; appraisal if available | Required; MAI appraisal if available |
| Evidence of Insurance (Declarations Page) | Required | Required |
| Proof of Funds: Two Most Recent Bank Statements | Purchases | As requested |
| Purchase Contract and Escrow Receipt of Deposit | Purchases | As requested |
| Income Documents: Two Months of Pay Stubs, Two Years of Tax Returns, Year-to-Date Profit and Loss (Self-Employed: Two Years of Personal and Business Returns) | Owner-occupied, consumer-purpose files only | Not required |
| Articles of Incorporation or Organization, and Operating Agreement | If vesting in an entity | Required |
| Rent Roll, Expense Report, and Year-to-Date Profit and Loss | Not required | Required |
Additional conditions may apply after thorough review of the application.
How to Become an Approved Broker
Approval requires one package, available as a single PDF: the PB Financial Broker Approval Package. It contains the broker application, the broker agreement, an email authorization for rate sheets and program updates, and IRS Form W-9. Return the signed application and agreement, a copy of the California DRE license for your broker of record, a copy of your corporation license if your company holds one, and the completed W-9 to Broker Approvals at [email protected], or by mail to 8455 Beverly Blvd #501, Los Angeles, CA 90048.
The agreement is two pages and worth reading before you sign. You remain an independent contractor rather than an agent or employee of PB Financial Group, and you may not advertise under the PB name. You warrant that your licenses are current and that every file you submit is accurate and complete, and you agree to review the qualifications of any appraiser you use. We do not accept loan applications for a broker’s own principals or employees, either party can end the relationship with written notice, and files delivered before termination are still honored.
Broker Program at a Glance
The table below carries the program parameters from our current broker guidelines. Every figure is a ceiling, not a promise; the loan-to-value (LTV) we approve on a specific file depends on the property, the lien position, and the exit. Exceptions above the stated ceilings are reviewed case by case, and your account representative will tell you when a file qualifies.
| Program Element | Detail |
|---|---|
| Lending Area | Properties in California only, in all 58 counties |
| First Position Loan Amounts | $50,000 to $5,000,000; higher loan amounts by exception |
| Second Position Loan Amounts | $100,000 to $1,000,000, up to 60% combined loan-to-value (CLTV), meaning all liens together divided by value |
| Residential, Single-Family and 1 to 4 Units | 60% to 65% LTV on refinances; 65% to 70% LTV on purchases; up to 80% by exception |
| Commercial, Industrial, and Mixed-Use | 55% to 65% LTV |
| Apartment Buildings, 5 or More Units | 60% to 65% LTV on refinances; 65% to 70% LTV on purchases; up to 80% by exception |
| Loan Terms | 6 months to 5 years on non-owner-occupied loans; owner-occupied consumer-purpose hard money loans are 20 to 30 years, fully amortized |
| Transaction Types | Purchase and refinance, including business-purpose cash-out |
| Borrower Profile | Low FICO, notice of default, bankruptcy, and foreclosure history reviewed case by case |
| Income Documentation | Stated income, stated assets, business purpose, no-doc, and full documentation options available |
| Vesting | Individuals, corporations, LLCs, and trusts; probate and estate files accepted |
| Owner-Occupied | Business-purpose first and second position; consumer-purpose loans fully documented |
| Renovation Funding | Rehab loans available; email [email protected] with the scope of work and the after-repair value |
| Valuation | Appraisal, or a property inspection in lieu of an appraisal case by case |
| Time to Close | As fast as 5 business days; 7 to 14 business days is typical |
| Pricing | Email or call for pricing; each transaction merits its own pricing |
Renovation files are structured on our rehab hard money loans program, with funds for the work released in draws after inspection. Larger income-property and mixed-use files are underwritten through commercial hard money, so a broker with a commercial scenario should expect the commercial checklist above and a longer appraisal timeline. Tell us in the scenario email which program you think fits; if a different structure serves the borrower better, your account representative will say so before terms are issued.
A Worked Example: A Broker File a Bank Declined
A mortgage broker in Riverside has a client under contract on a duplex at $600,000, non-owner-occupied, with a 21-day close. The client is a self-employed contractor whose last two tax returns show adjusted gross income too low for the bank, and the bank declined the file in week two. The broker emails the scenario to PB Financial Group on a Tuesday morning: address, purchase price, the two returns, a credit score in the mid-600s, vesting in the client’s LLC, and an exit of a rate-and-term refinance into a DSCR loan after twelve months of rents.
Terms come back the same afternoon at 65% LTV, a $390,000 first position loan with the borrower bringing $210,000 plus closing costs from documented funds, underwritten on stated income because the property is an investment. The file closes in ten business days, inside the contract date, and the broker is paid at funding and keeps the client for the refinance a year later. The example is illustrative; the loan amount follows the LTV ceiling in the table above, and the LTV approved on a real file depends on the property and the exit.
When a Bank or Conventional Wholesale Channel is the Better Choice
If the borrower has documented income, a credit profile that fits agency guidelines, a stabilized property, and sixty days to close, a conventional loan will cost less and we will say so when you send the scenario. Hard money earns its cost when time, property condition, documentation, or credit rules the bank out, and our what is a hard money loan page covers that distinction in detail. Sending a bank file to a hard money lender costs your client money and costs you a relationship, so the scenario email exists partly to sort that out before anyone orders an appraisal.
Broker Programs on This Site
Each of the following pages covers one program in the depth a broker needs for a specific file, and each is submitted through the same scenario email: 2nd position stated income loans for junior liens behind an existing mortgage, private money lenders for files that need a private capital source, mixed-use commercial hard money loans for properties with both residential and commercial components, industrial real estate loans, stated income commercial loans, and foreign national loans for borrowers without a U.S. credit profile. Real estate agents and listing brokers who refer clients rather than originate have a separate realtor relationships program. If a file does not fit any of these pages, send the scenario anyway; the programs above are the common cases, not the limits of what we fund.
Why California Brokers Submit to PB Financial Group
PB Financial Group has funded more than 2,400 loans across all 58 California counties since 2006 from its Los Angeles office, and it funds as a direct lender rather than placing files with a third party, so a broker gets one underwriter and one answer. The company is licensed by the California Department of Real Estate (DRE 01522495) and registered with NMLS (357614); brokers can confirm the DRE license on the DRE public license lookup and find both lookups on our about us page. Underwriting decisions are made in-house by principal Pouyan Broukhim and his team, which is why a scenario gets a real answer in a day rather than a week. Standing relationships with escrow, title, and a pool of approved appraisers in each county are what make a 5-business-day close possible when the contract requires it.
Frequently Asked Questions for Brokers
How do mortgage brokers submit a hard money loan to PB Financial Group?
Email the full scenario to [email protected] and a PB Financial Group account representative will call you to discuss terms. Include the property address and type, estimated value, loan amount and lien position, purpose of funds, a borrower credit and income snapshot, and the exit with a target closing date. If the scenario fits, terms are issued in writing and you complete the full submission with the Broker Approval Package. A complete scenario usually receives a response the same or next business day.
Do I need to be an approved broker before sending PB Financial Group a scenario?
No. Any California-licensed mortgage broker can email a scenario and receive feedback and terms without being approved first. A completed Broker Approval Package, which includes the broker application, broker agreement, a copy of your DRE license, and a W-9, must be on file before the loan is documented. Most brokers send the package while the first scenario is being reviewed so approval and the file move at the same time.
Where do approved brokers get PB Financial Group’s current pricing?
Approved brokers receive current rate sheets and program updates by email at the addresses listed in the email authorization section of the Broker Approval Package. Pricing on a specific file is quoted in writing after the scenario is reviewed, because the rate, points, and fees depend on the property, lien position, and exit. PB Financial Group does not publish rates on this page because each transaction merits its own pricing; email or call for a quote on a specific file.
Does PB Financial Group accept broker files on properties outside California?
No. PB Financial Group lends only on real property located in California, in all 58 counties. A broker with a borrower in another state will need a lender licensed there, even if the borrower lives or works in California. Files on California property from brokers based in other states are reviewed as long as the broker holds the licensing required for the transaction.
Can PB Financial Group fund a loan for my own company or an employee of my brokerage?
No. The broker agreement states that PB Financial Group will not accept loan applications for the principals or employees of a broker. The restriction exists to keep the broker’s role as an independent originator separate from the borrower’s interest in the loan. A principal who needs financing on their own property can apply directly as a borrower rather than through the brokerage.
Can I market PB Financial Group’s programs under my own brand?
You can describe the programs to your clients, but the broker agreement prohibits using the PB Financial Group name in any form of advertising. Brokers are independent contractors and may not present themselves as agents, representatives, or affiliates of PB Financial Group. Program flyers that PB sends to approved brokers are intended for the broker’s own reference and for one-to-one client conversations.
How fast can a broker-submitted hard money loan close?
A broker-submitted file can close in as fast as 5 business days when the scenario is complete, the property can be valued quickly, and title is clean. Seven to fourteen business days is typical for most residential files, and commercial files take longer because of the appraisal. Closings run shortest when the broker sends the full submission in one email with photos, the borrower’s authorization, and the purchase contract attached.
Does PB Financial Group accept owner-occupied files from brokers?
Yes, with two distinctions. Owner-occupied business-purpose loans, where the funds are used for a business the borrower owns or for another income-producing investment, are available in first and second position with stated documentation. Owner-occupied consumer-purpose loans require full income documentation as listed in the submission table and are written as 20 to 30 year fully amortized loans, and the owner-occupied hard money loans page explains how the two are underwritten differently.
Send Your Next Scenario
Send your next scenario to [email protected] with the property, loan amount, purpose, and exit, or call (877) 700-3703 and ask for broker submissions. Download the Broker Approval Package now so your approval is on file by the time terms are issued.
Reviewed by Pouyan Broukhim, PB Financial Group Corp., CA DRE 01522495, NMLS 357614.
