Be the Bank ~ Fund 2nd Mortgages
Earn 11% annual yield on low risk, under 65% LTV, SoCal Property
…$30k minimum investment, multiple safeguards
"Be the Bank" is an exclusive Private Loan Placement Program, under BlueEleven Capital Corp, (CA DRE Broker) specializing in Private Mortgage Trust Deed Investment Opportunities. These loans are secured by low Loan-to-Value (LTV) ratios on investment real estate across Southern California.
Our executive team brings exceptional expertise, having successfully managed, developed, and divested nearly $2 billion in residential and commercial assets. This includes over 18,000 apartment/student housing units, 25 shopping centers, and 100+ residential properties. They have also sourced and managed over $800 million in equity and debt placements.
Meet Our Dedicated Team
Our dedicated Private Investor Placement Managers, Robert Robotti (San Diego) and Janice Jay Holland (Los Angeles), agents of BluEleven Capital Corp. (Michael Ahmari, CA Broker), rigorously review each transaction for optimal investment alignment.
Key supporting members include Ashley Robotti, Associate Director, and Rick Smith, Nevada DRE broker leading a Nevada platform for investor relations and strategic partnerships.
High-Yield Returns
Target an impressive average annual yield of 11%.
Short-Term Loans
12-18 month terms mitigate long-term market exposure.
Personal Guarantees
Secured by real estate assets and borrower's personal guarantee.
Strong Equity Cushion
Minimum. 35% equity based (average equity is $600,000) of market value, max LTV of 65%.
Unlock Potential with Bridge Lending
Bridge Lending Benefits:
  • Agile, short-term financing for investment real estate.
  • Prioritizes property value and borrower's plan over traditional criteria.
Loan Uses:
  • Ideal for cash out refi, fix-and-flip, renovations, refinancing, acquisitions, and leveraging equity.
Property & LTV Details:
  • Properties valued $1M-$2.5M.
  • Maximum 65% LTV.
  • Robust equity cushion: $350K - $1 million per property.
Important Investor Notes:
  • Loans funded via RTI servicing (2-8 lenders per transaction).
  • Enables diversification across multiple properties.
  • Minimum investment: $30,000 per loan.
  • Benefits of staggered payoffs.
Trust Deed Investing Fundamentals
A trust deed is a legal document securing a loan with a property lien. It involves three essential parties: the property owner (trustor), the private lender (beneficiary), and an impartial third party (trustee).
"Trust deed investing allows private investors to finance short-term loans, generating consistent monthly interest.
Each investment is secured by tangible real estate assets & personal guarantees, providing a strong foundation for capital preservation."
Robert Robotti
The safety of trust deed investments hinges on two factors: a low Loan-to-Value (LTV) ratio and the borrower's repayment capacity. A lower LTV, comparing loan amount to property value, signals a more secure investment profile.
We strictly adhere to conservative LTV ratios of 65% or less, creating a substantial equity cushion of 35% or more ($350,000 to over $1,000,000). This provides significant protection for private lenders, even in volatile markets, unlike typical U.S. bank LTVs of 80-85%.
Our platform facilitates investments in loans backed by diverse residential and commercial properties. Investors receive comprehensive details to assess if an opportunity aligns with their financial goals and risk tolerance.

Important: This is not a fund. Private investors maintain complete autonomy over each loan decision. Our dedicated team, Robotti and Holland, conducts exhaustive due diligence, presented in a detailed Loan Summary with property sales comparables, profiles, photos, and online value references.
Most loans also include robust personal recourse guarantees from the property owner, adding an additional layer of security for our investors.
Robust Risk Management and Investor Protection
Our comprehensive framework integrates multiple safeguards to protect your investment. Should a borrower default, RTI, our Servicer, promptly initiates foreclosure to secure your capital.
Our commitment to conservative Loan-to-Value (LTV) ratios (65% or less) ensures that even a discounted property sale can fully recoup your initial investment, recover late payments and penalties, and potentially generate additional profit.
Borrowers are contractually obligated to repay the full loan, including substantial penalty fees for late payments, regardless of property value fluctuations.
Our short-term notes (typically one year) and stringent LTV ratios provide a clear repayment deadline and a significant equity cushion.
These strategic measures, combined with our rigorous RTI's Servicing platform and comprehensive borrower screening, establish robust layers of protection for your investment. We further reinforce this with the following pillars of protection:
Property Insurance
Mandatory property insurance policies are in place for all secured assets, providing critical protection against unforeseen physical damage and further safeguarding your investment against potential losses.
Professional Management
Benefit from the expertise of our highly experienced staff. We provide individual monthly portfolio reports and are readily available to assist you with any inquiries or support you may need.
Investment Structure and Transparency
Our platform prioritizes transparency and direct investor control. Each investment is a singular deal; your capital is never pooled. This allows you to individually evaluate and select each investment, retaining absolute control over your financial decisions.
Your funds are wired directly to a reputable Title Insurance company, strictly following verified instructions. We provide all borrower-signed loan documents for your review before any transfers. Crucially, your loan vesting (in your personal or company name) appears directly on the property title, bypassing intermediate entities and ensuring direct ownership.
We never handle investor funds. Your initial investment goes directly to the Title company, then securely to an independent Escrow. Monthly payments flow through a CPA-audited Trust Account of the Servicing company, directly to you. This Trust Account operates under stringent California Department of Real Estate reporting requirements, adding robust security.
Comprehensive Document Review
Review all deal specifics and documentation before commitment.
Direct and Secure Funding
Funds are wired directly to the Title Insurance company; we never handle your capital.
Direct Title Vesting
Your name is recorded directly on the property's Title Report, establishing clear ownership.
Consistent Monthly Returns
Interest payments and full payoffs are delivered directly to you by the Servicing Company.
Investment Highlights and Opportunities
Our platform offers diverse real estate-secured loans ($200,000 - $1,000,000+). Investors can diversify portfolios through 'fractionalized notes' in syndicated investments, with a minimum of $30,000 per loan.
Our Servicer manages co-investments via agreement, ensuring seamless operations. Your name/entity is directly recorded on the property Title, protected by Title Insurance.
Comprehensive due diligence is provided for each opportunity. Our team handles the entire turnkey process: sourcing, underwriting, due diligence, documentation, and servicing.
Our platform offers net returns of 11%+ on second trust deeds, secured by real estate. This provides sophisticated investors attractive passive income with strong collateral backing.
First Trust Deeds
Loans: $500,000 - $1,000,000.
Primary lien position; lower risk with conservative LTV.
Current rates: typically 9-10%.
Second Trust Deeds
Loans: $200,000 - $1,000,000.
Secondary lien position; higher yields (11%+) offset junior position.
Cumulative LTV below 65% for security.
Proven Track Record
Over $100M total loans funded; 300+ closed.
200+ loans fully paid off.
Problem loan rate consistently below 2%.
The Investment Process
Our meticulously designed investment process prioritizes clarity and efficiency, ensuring you receive all critical information to make informed decisions. We begin by consolidating and rigorously analyzing data from all loan submissions, allowing us to present fully vetted investment opportunities to our esteemed investor network.
Deal Analysis and Presentation
Our dedicated internal team conducts comprehensive due diligence on every loan submission, meticulously analyzing property details, borrower financials, and prevailing market conditions. This rigorous process ensures each opportunity meets our stringent investment criteria before it's presented to you. We understand that speed is often paramount for borrowers, particularly for business-purpose loans, which often justifies the higher interest rates and strong returns our investors seek.
Investor Review and Approval
As an investor, you will receive full transparency to thoroughly review all facets of the proposed deal before providing your final approval. This includes detailed property information, comprehensive borrower financials, precise loan terms, and a clear risk assessment. We actively encourage and support your independent due diligence during this crucial phase, providing access to relevant data and insights. Furthermore, modern online valuation tools, such as Zillow and Trulia, increasingly offer accurate and timely insights into comparable property sales, further empowering your review.
Loan Processing and Documentation
Once investment terms are mutually agreed upon, our extensive network of trusted service providers expertly manages the entire loan processing workflow. This encompasses vital steps like title search, secure escrow setup, meticulous loan document preparation, and all associated administrative tasks. Our proactive approach ensures strict adherence to all legal requirements, safeguarding your investment interests at every stage.
Funding and Closing
After a final review of all comprehensive documentation, you will securely wire funds directly to the Title company. This crucial step precedes the closing process. The Title company meticulously verifies that all stipulated conditions have been met before disbursing funds to the borrower and officially recording the trust deed, thereby finalizing your secure investment.
Ongoing Management and Reporting
Throughout the duration of the loan term, you will consistently receive monthly interest payments directly, along with detailed portfolio reports from both the Servicing company and our dedicated staff. Our diligent loan servicing team proactively monitors borrower compliance and is poised to promptly address any potential issues, ensuring the continued protection and performance of your investment.
Getting Started with Trust Deed Investing
Embarking on your trust deed investing journey through our platform is seamless and well-supported. Our experienced team brings years of real estate expertise to expertly guide you through every step of the process.
To explore current investment opportunities, we invite you to connect directly with our experts: Robert Robotti at 310-429-6800 or Janice Jay Holland at 310-864-1445. We will promptly provide tailored information on available trust deed investments that precisely match your investment criteria and risk tolerance. Each opportunity is presented with comprehensive documentation and in-depth analysis, empowering you to make confident, informed decisions.
Trust deed investing presents a highly compelling alternative to traditional investment vehicles, offering secured returns directly backed by tangible real estate. Our integrated platform, powered by RTI's robust servicing and operations team, delivers unparalleled transparency, professional management, and a proven track record in funding. This powerful combination allows you to confidently diversify your investment portfolio while generating attractive, consistent passive income.
11%
Net Returns
Typical yield on second trust deed investments after servicing costs
65%
Maximum LTV
Conservative loan-to-value ratio providing substantial equity cushion
$100M+
Recent Funding
Cumulative loan volume demonstrating extensive market experience
By partnering with our platform, you gain exclusive access to a time-tested investment strategy that marries attractive yields with the inherent security of real estate collateral. Our comprehensive, full-service approach meticulously handles all facets of the investment process—from expert sourcing and rigorous underwriting to diligent servicing and, if ever necessary, efficient recovery. This empowers you to "Be the Bank" and realize significant returns, all without the typical operational complexities.