Trust Deed Investing is a tried and true formula for safe and profitable income generation, though most people have not had the opportunity to learn about this form of investment. We encourage you to learn more through the resources we have available on this website: here are some of the most Frequently Asked Questions we receive. If you have further questions, feel free to Contact Us anytime.

What is a Trust Deed?

A Trust Deed is a security instrument used to secure a Promissory Note to a piece of real property. When you invest in Trust Deeds, you are acting like the bank in that you supply the funds for the loan, and the note and Deed of Trust are in your name personally.

Is there a fee for your service? No, there is absolutely no fee for receiving, reviewing or investing in a trust deed. Our fees are received from the borrower at the time of funding.

I see plenty of companies offering Trust Deed Investments. What’s special about yours? The key difference between the members of the Equity Coalition and other Trust Deed Investment providers is two-fold: 1) We have special relationships with many of our borrowers which allow us to offer our investors both debt and equity financing. This means our Trust Deed Investors can earn up to 20% on their investment, as opposed to the typical 9% offered by other companies which only offer debt financing; 2) All our loans undergo a rigorous pre-qualification process before being sent to our Trust Deed Investors for approval. The bottom line is that we will never present you an investment we wouldn’t fund ourselves.

How do I know I’m getting a Deed Investmentsgood investment? Equity Coalition acts as your partner in every step of the transaction. With 14 years of experience in private money lending, we receive dozens of requests weekly for loans. We review each application that comes through our office, then pass along the most qualified loans to our Trust Deed Investors. We can assist you in reviewing the file if you have questions, and handle every step from funding to servicing to paying off the loan.

What should I look for when analyzing a Trust Deed Investment?

The three important things to look at are the property, the borrower and the exit strategy. We suggest that investors choose residential real estate in areas they are familiar with. Borrowers should be well-qualified, with documented income, assets, good credit and employment. Finally, the borrower should have a viable exit strategy for your investment: either the proven capacity to refinance out of your loan or a working business model to sell off the property before the loan term expires. Typically, our loans have the following criteria: 60% Loan to Value or less, 12% or higher interest rate, 6-month term, Deed of Trust in first position, and a borrower whose credit score is above 680 with proven income, assets & employment.

How and when do I get paid?

The members of the Equity Coalition services your loan for you by dealing directly with the borrower, collecting the borrower’s payments and sending funds to you by mailed check or direct deposit. Borrowers make monthly payments on our loans. Typically you will receive your interest a few days after the borrower sends in his payment, before the 10th of the month. In addition, our Loan Servicing Agreement includes preparing annual tax filings for the investor(s) and borrower(s) and acting as the liaison with the Trustee if it becomes necessary.

What is the minimum Investment?

There is no minimum or maximum amount you can invest, though typically our minimums are no less than $7,500. You can choose to buy the entire loan yourself or co-invest with others in a multi-lender or fractional loan.

How long are my funds tied up in a loan?

The length or time of a loan is known as the term. The vast majority of the loans we write are six month terms, and typically never over a one-year term.

What return can I earn on my Investment?

The average return on our trust deed investments is around 11%, though we sometimes have opportunities to earn as much as 20% on a trust deed investment. This is accomplished through the use of equity financing, where the investor receives a portion of the equity of the sale of the property underlying the note.

What’s the advantage of Trust Deed Investments as opposed to having my Financial Planner just handle the money? The advantage to Trust Deed Investing is that the investor gets to take a hands-on approach to the investment: you choose the level of risk and reward that works for you; you only place your capital in investments that makes sense to you. If you like to take a more active roll in your investments, but want the safety and security of tangible assets and collateral, the Trust Deed Investing is the right investment for you.

How does Investing in Trust Deeds compare with other types of investments? When done right, Trust Deed Investing provides a good combination of low risk and solid regular monthly return. The below chart contrasts these and other measures for various types of investments:

Savings Account


Rental Property

Deeds of Trust






Risk Factor






High/up to 250k

by the FDIC







Maintenance, Management,

Taxes, Insurance, etc


Monthly Income

Very Low




Involvement in Deals





Why would a borrower pay the higher rates on a Private Trust Deed instead of going to the bank?  There are many reasons borrowers turn to private lenders. A few include:

* The borrower is looking for a quick close

* The borrower only needs the funds for a short period of time

* Banks are not lending capital

* Banks don’t have suitable loan programs

* The property needs some repairs

What documentation do you provide so I can make an informed Investment decision?

Members of the Equity Coalition provide the following information on Trust Deed Investments: Uniform Residential Loan Application (Form 1003), appraisal, preliminary title report, credit report, asset statements from the borrower, and borrower W2s or tax returns. In the event of a rehab loan, we also provide Contractor’s bid and license confirmation, our Budget Worksheet and Draw Request Form, purchase contract, leases and rent roll (for rental property).

What happens if the borrower doesn’t pay?

Most loans pay on time, though sometimes loan payments are a little late. In rare cases, after speaking with and mailing the borrower, the borrower becomes unable or unwilling to pay (as potentially with any loan or outstanding credit). In such cases, with the investor(s) permission, we start the foreclosure process to recover the value of the investment, unpaid interest and late fees, etc.

Can I use my self-directed IRA funds to Invest??

Absolutely. In fact, many of our investors use self-directed IRAs to fund their trust deed investments. As you may know, there are tax benefits of using such funds depending on the type of IRA you have. We can also assist you in turning your current IRA into a self-directed IRA..

How do I get started?

Contact investor relations directly at (415) 680-3454 to discuss your investment goals and see if Trust Deed Investments are right for you, and/or JOIN OUR LIST at the top of the page to start receiving Deal Sheets on current investments available.

How do I find Trust Deed Investments that are available for Investment?

Please sign up for our mailing list and you’ll receive Deal Sheets by email. When one looks interesting to you, contact us and we’ll help you with the process.