How Does Trust Deed Investing Work

How Does the Process Trust Deed Investing Flow?

  1. Once we have a verbal agreement from the borrower(s) and you the Lender to do the Loan, we will create the Loan Package to complete the transaction. We will email a copy to the Borrower, Title Company and to you the Lender. Please review the documentation and call if you have questions.
  2. The Title Company will prepare a preliminary title report for you review.
  3. Level 4 Funding LLC will complete the Loan Servicing Documents for you and send you the forms to be completed and signed. You will need to add your banking information so Loan
  4. Servicing will know which bank to send the payment to. Please send the Loan Servicing agreement back to us so we can include them in the Loan Package and deliver the information to the Loan Servicing Company. You will be paid by a bank ACH Wire Transfer “Direct Deposit”. The Loan Servicing Document is the only document you will have to fill out and sign.
  5. The Title Company will contact you with wire instructions to wire your funds to title. You as the Lender will have your bank wire the funds directly to the Title Company. The funding of the investment for the borrower(s) is processed through a title(escrow) company. You will need to wire the funds to the Title Company no later than 10:00 AM the day of the closing.
  6. The Title Company will have the borrower(s) sign notarize all documents and record the Deeds and Deeds of Trust with the county recorder the same day they are signed.
  7. Once completed at the Title Company, the Title Company will send us the Original Signed Documents within 24 hours. The Title Company issues a Title Insurance Policy and send it to you directly, but can take up to 30 days.
  8. We will make copies of the documents for our files and forward the Original Signed Documents to you via UPS.
  9. We will send a copy of the signed documents to the Loan Servicing Company.
  • The Loan is completed and you will now start receiving interest payments.

How does the Lender (you) get paid?

The borrower(s) makes the monthly payment to Evergreen Loan Servicing, who will process the payment and send the payment directly to your bank via a ACH Wire Transfer “Direct Deposit”.

How fast do you get paid? If the borrower(s) pays on time your payment should be in your bank account within 3 days.

Are there any deductions to the payment? No you receive all of the payment directly to your bank.

Can you, the Lender process the Loan yourself? Yes, you can. However I do not recommend that you do it. The Loan Service will handle any problems collecting the funds and will contact the borrower(s) when they do not pay according to the agreement. The fees for processing the Loan are paid by the borrower(s) and are no cost to the Lender.

If the borrower(s) is late do you, the Lender contact the Borrower? No, that is what Loan Servicing handles for you.

What about taxes and Insurance? The Loan Service will impound for taxes and insurance and make the timely payments for taxes and insurance.

Can the Lender use another Loan Service? No, not on the setup, but after setup you can change the service. If you want to move your Loan to another servicer you can. The cost associated with the transfer is your responsibility.

Does Level 4 Funding LLC receive compensation from the Loan Service or Title Company? No.

Can Level 4 Funding LLC process the Loan? No. As mortgage brokers we are prohibited by State Law from Loan Servicing.

Can you make money if you foreclose? No, if there is a foreclosure and the property is sold the proceeds from the sale go to you the lender but only up to the amount owed for principal, past interest, and fees. Any remaining money goes to the borrower(s).

How long does it take to foreclose? On commercial loans the minimum time is 90 day.

Who is the Trustee on the Deed of Trust? It is First American Title Insurance Company, a Nebraska Corporation P.O. Box 2922 Phoenix, Arizona 85062.

How may foreclosures where there to loans created by Level 4 Funding? Over the past 3 years one loan resulted in foreclosure. The lender did not suffer any financial loss on the foreclosure.

What is the Mortgage to Value or LTV of a Deed of Trust Investment? The LTV or Loan to Value ratio is the ratio between the Loan and the value of the real estate, pledged as security, which is expressed as a percentage.

This is referred to as the Loan-to-Value Ratio:

Loan = $225,000
Value= $650,000
LTV= 34.6% ($225,000 divided by $650,000)

This means that the Loan, expressed as a percentage to the value of the property is 34.6%. The higher the Loan-to-value ratio, the greater the lending risk because the protective equity declines as the LTV increases.

Example: A single-family home with 4 bedrooms and 2.5 baths is valued at $425,000.

If we are making a 70% LTV, the Loan is $297,500. ($425,000 X .70 = $297,500) The difference between the value of the property and the Loan is $127,500. This is referred to as protective equity or equity cushion.

What documents will you receive in the transaction? In order for you to make an informed decision, you should require the following in your package:

What documents will you receive in the transaction?  In order for you to make an informed decision, you should require the following in your package:

  • Mortgage Summary of the Trust Deed Investment
  • Notarized Assignment of Deed of Trust to you
  • Promissory Note
  • Personal Guarantee from borrower
  • Title Report for the Title Company
  • Lender Title Insurance ALTA Policy
  • Homeowner insurance with you added as the additional insurance
  • Mortgage Application of the borrower
  • Credit Report of the borrower
  • Appraisal from independent, certified appraiser,  a CMA or BPO
  • Mortgage Serving Agreement

Dennis Dahlberg

NMLS 1057378 | AZMB 0923961 | MLO 1057378
22601 N 19th Ave Suite 112| Phoenix | AZ | 85027  |  111 Congress Ave |Austin | Texas | 78701

Level 4 Funding LLC
Arizona Tel:  (623) 582-4444
Texas Tel:      (512) 516-1177

  • " I found that this is a quick way to earn 12 percent on my money. Don’t know where else you could get such a nice return on your investment”
    Joan Callahan
  • "I’ve done 3 deals and I love the 12% on a secured investment.”
    Donna Lee
  • "I was scared and not certain about the deals, but when I talked to my attorney I realized the investment was safe and secured, I was ready to go”