Trust Deed Investing

Real Estate-Backed Investing, Built on California Experience.

Trust deed investments are private loans secured by real estate. Many accredited investors consider them for income potential, diversification and California real estate exposure, without directly owning or operating property.

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  1. 01You fund a private loan. Your capital funds a loan to a borrower buying or refinancing real estate.
  2. 02Real property secures it. A recorded deed of trust makes the property the collateral.
  3. 03The borrower pays interest. Payments flow to you over the term; principal returns at payoff.
Nine Things to Consider When Evaluating Trust Deed Investment Sources: a guide for California accredited investors from Sterling Pacific Financial

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The nine things every investor should weigh before choosing where to invest, with the questions to ask any trust deed source.

Janeth Capinpin, your trust deed contact at Sterling Pacific Financial, may follow up to answer questions. We respect your privacy.

1998Established
$1B+Brokered / Arranged Loans
CAFocused · Watsonville HQ
CFLLicense # 605 4217
Investor Education First

The Property Matters. So Does Who Stands Behind the Loan.

Because the loan is backed by real estate, the property and how carefully it was evaluated matter a great deal.

So does the company selecting, underwriting, servicing and managing the loan. Two trust deeds that look alike on paper can carry very different risk depending on who stands behind them.

Sterling Pacific Financial’s perspective comes from hands-on California real estate experience: lending, building, restoring and operating property.

Loan-to-Value, Explained

On a $1,000,000 property, a $700,000 loan leaves 30% equity as a cushion. The lower the LTV, the more equity stands between your principal and a loss.

Whole Notes

Invest in a specific loan secured by a specific property. You hold the entire loan.

Fractional Notes

Share a single loan with other investors, each holding a fractional interest.

Mortgage Pools

Participate in a diversified pool of private real estate loans.

Real Estate Collateral

Private lenders rely on the value and marketability of the property, so conservative LTV standards matter.

Why Sterling Pacific Financial

A Practical Approach to Trust Deed Investing

Sterling Pacific Financial’s experience is rooted in real property, not just spreadsheets. The team looks at every loan with a property owner’s eye: realistic value, a practical borrower plan and a clear exit.

Fully IntegratedSterling Pacific Financial evaluates opportunities, reviews collateral, originates and services loans, sends distributions and returns or reinvests principal at payoff.
Disciplined UnderwritingEvery opportunity is reviewed with a focus on collateral, structure, risk, and investor protection.
Local California FocusHeadquartered in Watsonville on the Central Coast, lending where the team lives and works.
One Dedicated ContactTrust deed investors work with Janeth Capinpin for the life of their investment, including if a borrower needs a workout.

Loans will be arranged or made pursuant to a California Financing Law license. CFL# 605 4217.

Our Story

Built From the Ground Up

Sterling Pacific Financial is an established California private lending and development firm, connecting investors with private real estate lending opportunities backed by California property.

The Fischer family’s roots in California real estate were shaped by hard work, construction, and firsthand experience with the challenges of accessing capital. Josh Fischer’s grandfather, a Navy Seabee and union carpenter, helped lay the foundation for a family that learned real estate from the ground up: cleaning, repairing, rebuilding, and restoring properties across the Central Coast.

Today, Sterling Pacific Financial brings that same practical understanding to private real estate lending: knowing the property, understanding the borrower, protecting investor capital, and approaching each opportunity with discipline, creativity, and care.

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“There was always a deal to be had, but financing limitations held us back.”Origin Story · Sterling Pacific Financial
  • Investor Education FirstWe help investors understand how trust deed investing works before making a decision.
  • Local California FocusGrounded in California real estate, with deep familiarity with the markets we serve.
  • Hands-On Real Estate KnowledgeExperience rooted in real property, not just spreadsheets.
  • $1B+ Brokered / Arranged LoansLending against California real estate since 1998.
Investment Opportunities

Two Sides of the Same Opportunity

The right option depends on each investor’s goals, desired diversification, liquidity needs, and preference for distributions or reinvestment.

Whole & Fractional Notes · Featured

Trust Deed Investments

Invest in a specific loan secured by a specific property.

  • Whole notes: own an entire loan
  • Fractional notes: share a loan with other investors
  • Secured by California real estate
Contact Janeth
Diversified Lending

Mortgage Pools & Funds

Participate in a diversified pool of private real estate loans.

  • Exposure across multiple loans
  • Backed by California real estate lending
  • Built on Sterling Pacific Financial’s underwriting since 1998
Book a Call with Jake
Real Estate Portfolio

Sterling Core Income Fund I

Invest in a professionally managed real estate portfolio focused on income-producing assets.

  • Self-storage and multifamily, California focused
  • Monthly distributions or reinvestment options
  • Conservative, low-leverage strategy
Explore the REIT
For Borrowers

Practical, Responsive Financing for California Real Estate

Sterling Pacific Financial works with real estate owners, developers, and operators who need practical, responsive financing for time-sensitive or specialized property opportunities. Share a few details and Janeth Capinpin will follow up.

Janeth Capinpin · Direct: (831) 536-7417
Investor Education Series

Learn Before You Invest

Investor education comes first at Sterling Pacific Financial. Sign up to receive our educational series, webinars and materials as they are released.

Series 01 · Trust DeedsNow Releasing

First Position

A video and social series on trust deed investing from Sterling Pacific Financial. First up: how trust deeds work.

Series 02 · Retirement InvestingComing Soon

Self-Directed Solo 401(k)

“Did you know your 401(k) may not be limited to Wall Street?”

For business owners and the self-employed: what a Solo 401(k) is, what “self-directed” means, and the rules that come with it.

Start With a Conversation

Connect With Our Team

Sterling Pacific Financial welcomes the opportunity to learn more about your goals and help determine whether its real estate-backed investment or lending programs may be the right fit.

Trust Deed Investments & Financing
Janeth CapinpinInvestor RelationsWhole and fractional trust deed investments, and financing requestsDirect: (831) 536-7417
Contact Janeth
Other Offerings
Jake ForteDirector of Private CapitalSterling Core Income Fund I, mortgage pools and fundsCell: (678) 557-3464
Book a Call with Jake
Common Questions

Trust Deed Investing FAQ

Straight answers to the questions investors ask most. Janeth Capinpin is happy to walk through any of them with you.

What is a trust deed investment?

It is a private loan secured by real estate. Your capital funds a loan to a borrower who is buying or refinancing property, and a recorded deed of trust makes that property the collateral. The borrower pays interest over the term, and principal is returned when the loan pays off.

Who can invest?

Trust deed investments offered by Sterling Pacific Financial are intended for accredited investors. If you are not sure whether you qualify, Janeth can walk you through the general criteria, and you may be asked to verify your status before investing.

What is the difference between whole notes, fractional notes and mortgage pools?

Whole notes: you hold an entire loan secured by a specific property. Fractional notes: you share a single loan with other investors, each holding a fractional interest. Mortgage pools: you participate in a diversified pool of private real estate loans rather than a single loan.

How is my investment secured?

Each loan is secured by California real estate through a recorded deed of trust. Loan-to-value (LTV) matters: on a $1,000,000 property, a $700,000 loan (70% LTV) leaves 30% equity as a cushion between your principal and a loss. The lower the LTV, the larger that cushion.

How and when am I paid?

Sterling Pacific Financial services each loan, collects the borrower’s payments and sends your distributions. Interest is paid over the term of the loan on the schedule set out in the loan documents, and at payoff your principal is returned to you or can be reinvested in a new opportunity.

What is the minimum investment and typical loan term?

Minimum investment amounts and loan terms vary by opportunity. Janeth can share the details of current opportunities and help you find one that fits your goals.

Can I invest with an IRA or Solo 401(k)?

Many investors use self-directed retirement accounts to invest in trust deeds. Ask Janeth whether a specific opportunity can be funded from your account, and talk with your custodian and tax adviser about the rules that apply to your account. Our upcoming Solo 401(k) education series covers the basics.

What happens if a borrower stops paying?

Sterling Pacific Financial services the loan and manages the response, from working with the borrower on a solution to enforcing the deed of trust if needed. Janeth remains your contact for the life of the investment, including if a borrower needs a workout. Resolving a default can take time, and recovery of principal is not guaranteed.

What are the main risks?

Trust deed investments involve risk, including possible loss of principal. They are generally illiquid, meaning you should expect your capital to stay invested until the loan pays off, and they are not insured or guaranteed. Property values, borrower performance and the time needed to resolve a default can all affect results. Review all offering materials and consult your own advisers before investing.

Is Sterling Pacific Financial licensed?

Yes. Sterling Pacific Financial has been lending against California real estate since 1998 and is headquartered in Watsonville. Loans are arranged or made pursuant to a California Financing Law license, CFL #605 4217. DRE #01825492.

Get the Free Guide Still have questions? Call Janeth at (831) 536-7417
Know the Structure Behind the Investment

Whether You’re Investing or Borrowing, Start With a Conversation.

Understand how the loan was sourced, how the property was valued, how the borrower was reviewed, and how the loan will be serviced.

  • Download the nine-point guide
  • Review the questions to ask any trust deed source
  • Talk with Janeth about current trust deed opportunities
Download the Guide Book a Call with Janeth

Important Investor Note

This page is for informational purposes only and is not investment, legal, tax or financial advice, or an offer to sell securities.

Trust deed investments are intended for accredited investors, involve risk, including possible loss of principal, are generally illiquid, and may not be suitable for all investors.

Review all offering materials and consult your own legal, tax and financial advisers before investing.

Loans will be arranged or made pursuant to a California Financing Law license. CFL# 605 4217.

Get the Free Guide