Areas I Serve

Los Angeles, San Luis Obispo and San Diego are where I work most, and I am licensed across all of California. These guides cover how each program works locally.

Los Angeles County

Purchase, refinance, investment and first-time buyer lending across LA County. Long Beach and the South Bay hold the deepest 2-4 unit inventory in the state, and the Westside carries the densest concentration of self-employed and 1099 income anywhere in California.

Duplex, Triplex & Fourplex Loans in Long Beach2-4 units, house hacking and investor financing DSCR Loans in Long BeachQualify on rent, close in an LLC Self-Employed & 1099 Mortgages in Los AngelesBank statement programs for freelance and production income First-Time Buyer Loans in Los Angeles3% down options and the duplex strategy HELOCs in Los AngelesTap equity without touching your first mortgage Investment Property Loans in Long BeachEvery financing path, compared Mortgage Broker in Los AngelesFull county guide Mortgage Broker in Long BeachLocal guide

Central Coast

Where Pacific Trust Mortgage is headquartered and where I grew up. Voted Best Mortgage Company in SLO County by New Times readers in 2025 and 2026.

DSCR Loans in San Luis ObispoQualify on rent, 3.5% vacancy Self-Employed Mortgages on the Central CoastSeasonal, wine, ag and trades income Duplex to Fourplex Loans on the Central CoastHouse hacking from 3.5% down HELOCs on the Central CoastKeep your low first mortgage First-Time Buyer Loans on the Central CoastLow down payment options Mortgage Broker in San Luis ObispoFull local guide Mortgage Broker in Paso RoblesFull local guide Mortgage Broker in Arroyo GrandeFull local guide

San Diego County

Purchase, refinance, investment and first-time buyer lending countywide, from La Jolla to Carlsbad to Chula Vista. Strong on investors and self-employed borrowers whose tax returns understate them.

DSCR Loans in San DiegoInvestment property, no income docs Self-Employed Mortgages in San DiegoBank statement and 1099 programs Investment Property Loans in San DiegoRentals and small multifamily First-Time Buyer Loans in San DiegoLow down payment options HELOCs in San DiegoTap equity without touching your first La JollaLocal guide CarlsbadLocal guide OceansideLocal guide Chula VistaLocal guide El CajonLocal guide North ParkLocal guide

Not on the list?

Los Angeles, San Luis Obispo and San Diego are where I work most, so those markets have their own guides. I am licensed across all of California and lend statewide. If your property is somewhere else, the programs are identical and the answer is still yes. Call me.

Wherever the Property Is

Send me the address and what you are trying to do. I will tell you what works.

Ryan Van Til | NMLS #2732776 | Pacific Trust Mortgage | Licensed across California

Apply Now (805) 801-1380

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