Wexmoor Circle · California
We read the file before you pay for it.
Rental loans, ground up construction, and the materials that keep a build moving. Three lines, one habit: the answer comes before the money does.
DSCR lending
A rental loan underwritten on the property’s rent, not on your tax return. We run the ratio before an appraisal is ordered.
1 to 10 units · California
See how the ratio worksGround up construction
We read the city before you buy the dirt. The rule that caps your unit count is public, and almost nobody checks it first.
Ground up · 1 to 10 units
See what the city can take awayCargoGraph material supply
Materials delivered against your draw schedule, because we wrote it. An idle day costs a six-person crew $3,449.
Delivered to the stage
See what a lost day costs1 · Why this exists
Most files are read after the money is spent.
That is the order the industry runs on, and it is the reason a decline hurts so much when it comes.
You pay for an appraisal, and six weeks later a rent schedule you never saw decides whether the loan works. You buy a parcel, and the city tells you afterwards that eight units is really two. You order material, and the truck is late on the morning your crew is standing there.
None of that is bad luck. In every case the answer existed before the money was spent, and nobody looked. The rent comparables were public. The overlay was in the zoning code. The mill’s lead time was known.
So we built the firm around reading first. It is not a slogan and it is not free — reading a file properly takes hours and often ends in a no. It ends in a no before the appraisal fee, which is the whole point.
Irakli Ezugbaia
Managing Member, Wexmoor Circle LLC · CA DRE #02271654 · NMLS #2728634
2 · The order that costs money
The same mistake, three times, in three different businesses.
Read it once and you will recognise it in your own file.
A rental loan
You pay for the appraisal
The rent schedule inside it decides the ratio
Six weeks, and the fee is spent
A ground up build
You buy the parcel
The overlay caps the unit count at two, not eight
The land is bought, and the plan is gone
A delivery
The crew arrives
The truck does not
$3,449, and it is payroll, not interest
In all three the answer was public before the money moved.
3 · The people
We are a small firm, and you will talk to us.
Not a queue, not a form, not a call centre. These are the three people who will read your file.
Irakli Ezugbaia
Managing Member
“Most lenders read your file after you have paid for the appraisal. We read it first.”
Sam Zavosh
Construction and Development
“I build these myself. So when we read your plans, we already know what the city will say.”
Yana Bekher
Mortgage Programs
“Your tax return is not your income. On a rental loan, the rent is what counts.”
The three clips are in production. Until they are cut, the words above are exactly what each of them says on camera — we would rather publish the line than a placeholder.
4 · Read before you call
Four references, written to be useful without talking to us.
Every rule, every threshold, every citation. If they answer your question and you never call, that is a fair outcome.
Every rule a California DSCR loan is checked on
The ratio floor, the deposit, the reserves, the prepayment, and the rent schedule you do not write.
Read the referenceNon-warrantable condo: the twenty rules
Which rule stopped your file, and whether it can be cured. Three of the common ones can.
Read the twenty rulesHow construction draws actually pay
Money releases after the stage is standing, so your own cash carries every stage until the draw clears.
Read the draw scheduleWho we are, and what we cannot do
The licences, the team, and the boundary. We are brokers, so the credit decision always belongs to the lender.
Read about usSend one property, one parcel, or one takeoff. You get a straight answer.
No application, no credit pull, no fee. If it does not work you will hear that this week, not after the appraisal.
