What we do for investors
We work with investors at every scale — from a first rental purchase to portfolio builders adding a property a year. Our role is to source deals that fit your strategy, underwrite them honestly, and structure the acquisition in a way you can finance, hold, and eventually exit profitably.
Our edge: the OriLoan financing lens
Most real estate agents can quote you a cap rate. Few can tell you how a specific debt structure changes that cap rate's meaning, how a DSCR loan compares to a conventional investor loan for your situation, or how a rate change six months from now would affect your refinancing options. We can — because OriLoan Financial Inc., our parent mortgage lender, lives that conversation every day.
That matters in two places: in underwriting, where we model the actual cash-on-cash and IRR you will see after debt service, not the gross numbers; and in structuring, where the right loan can mean the difference between a marginal deal and a strong one.
Property types we work with
- Single-family rentals — the most common starting point, often the most resilient.
- Small multifamily (2–4 unit) — eligible for owner-occupied loan terms if you live in one unit, and one of the strongest cash-flow vehicles in California.
- Condos and townhomes — lower maintenance, but HOA dynamics matter; we model them carefully.
- Mid-sized multifamily (5+ unit) — commercial financing, different underwriting; we work with investors who already have some experience here.
How we underwrite
Every deal we bring you comes with a full underwriting view, not just a Zillow estimate. We look at:
- Gross income — current rents versus market rents, with realistic vacancy assumptions.
- Operating expenses — taxes (including the post-purchase reassessment under Prop 13), insurance, maintenance reserves, property management if applicable, utilities, HOA dues.
- Debt service — modeled against a realistic loan from a real lender, with sensitivity to rate changes.
- Cash-on-cash return — what you actually take home on the equity you put in, year one and year five.
- Exit scenarios — sale at year 5 / year 10, refinance, or 1031 exchange.
If a deal does not hold up, we say so. Saying no to a bad deal is one of the most valuable things an investor's agent can do.
California-specific considerations
California real estate has constraints that change the math in ways out-of-state investors sometimes underestimate: Proposition 13 property-tax reassessment on purchase, statewide rent control under AB 1482, local rent ordinances in San Jose and other cities, and increasingly strict short-term-rental rules. We surface these for every deal so the underwriting reflects them.