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Your California Hard Money Lender

Federal Home Loans Corporation (FHLC) is a California hard money lender, financing real estate investments and construction financing. We work fast, turning loans around much quicker than traditional lending institutions, because we know time is critical for borrowers looking to invest in California's competitive market.

Finance Your Next Transaction With Federal Home Loans Corporation (FHLC)

  • Pre-approval in 24 hours
  • Typical funding in five to seven days
  • No pre-payment penalty

Privacy Policy

Effective date: October 04, 2021

Federal Home Loans Corporation (“us”, “we”, or “our”) operates the https://www.federaltrustdeed.com website (hereinafter referred to as the “Service”).

This page informs you of our policies regarding the collection, use, and disclosure of personal data when you use our Service and the choices you have associated with that data. Our Privacy Policy for Federal Home Loans Corporation is managed with the help of Privacy Policies.

We use your data to provide and improve the Service. By using the Service, you agree to the collection and use of information in accordance with this policy. Unless otherwise defined in this Privacy Policy, the terms used in this Privacy Policy have the same meanings as in our Terms and Conditions, accessible from https://www.federaltrustdeed.com/

Information Collection And Use

We collect several different types of information for various purposes to provide and improve our Service to you.

Types of Data Collected

Personal Data

While using our Service, we may ask you to provide us with certain personally identifiable information that can be used to contact or identify you (“Personal Data”). Personally identifiable information may include, but is not limited to:

  • Email address
  • First name and last name
  • Phone number
  • Address, State, Province, ZIP/Postal code, City
  • Cookies and Usage Data

Usage Data

We may also collect information on how the Service is accessed and used (“Usage Data”). This Usage Data may include information such as your computer’s Internet Protocol address (e.g. IP address), browser type, browser version, the pages of our Service that you visit, the time and date of your visit, the time spent on those pages, unique device identifiers and other diagnostic data.

Tracking & Cookies Data

We use cookies and similar tracking technologies to track the activity on our Service and hold certain information.

Cookies are files with small amount of data which may include an anonymous unique identifier. Cookies are sent to your browser from a website and stored on your device. Tracking technologies also used are beacons, tags, and scripts to collect and track information and to improve and analyze our Service.

You can instruct your browser to refuse all cookies or to indicate when a cookie is being sent. However, if you do not accept cookies, you may not be able to use some portions of our Service. You can learn more how to manage cookies in the Browser Cookies Guide.

Examples of Cookies we use:

  • Session Cookies.We use Session Cookies to operate our Service.
  • Preference Cookies.We use Preference Cookies to remember your preferences and various settings.
  • Security Cookies.We use Security Cookies for security purposes.

Use of Data

Federal Home Loans Corporation uses the collected data for various purposes:

  • To provide and maintain the Service
  • To notify you about changes to our Service
  • To allow you to participate in interactive features of our Service when you choose to do so
  • To provide customer care and support
  • To provide analysis or valuable information so that we can improve the Service
  • To monitor the usage of the Service
  • To detect, prevent and address technical issues

Transfer Of Data

Your information, including Personal Data, may be transferred to — and maintained on — computers located outside of your state, province, country or other governmental jurisdiction where the data protection laws may differ than those from your jurisdiction.

If you are located outside United States and choose to provide information to us, please note that we transfer the data, including Personal Data, to United States and process it there.

Your consent to this Privacy Policy followed by your submission of such information represents your agreement to that transfer.

Federal Home Loans Corporation will take all steps reasonably necessary to ensure that your data is treated securely and in accordance with this Privacy Policy and no transfer of your Personal Data will take place to an organization or a country unless there are adequate controls in place including the security of your data and other personal information.

Disclosure Of Data

Legal Requirements

Federal Home Loans Corporation may disclose your Personal Data in the good faith belief that such action is necessary to:

  • To comply with a legal obligation
  • To protect and defend the rights or property of Federal Home Loans Corporation
  • To prevent or investigate possible wrongdoing in connection with the Service
  • To protect the personal safety of users of the Service or the public
  • To protect against legal liability

Security Of Data

The security of your data is important to us, but remember that no method of transmission over the Internet, or method of electronic storage is 100% secure. While we strive to use commercially acceptable means to protect your Personal Data, we cannot guarantee its absolute security.

Links To Other Sites

Our Service may contain links to other sites that are not operated by us. If you click on a third party link, you will be directed to that third party’s site. We strongly advise you to review the Privacy Policy of every site you visit.

We have no control over and assume no responsibility for the content, privacy policies or practices of any third party sites or services.

Children’s Privacy

Our Service does not address anyone under the age of 18 (“Children”).

We do not knowingly collect personally identifiable information from anyone under the age of 18. If you are a parent or guardian and you are aware that your Children has provided us with Personal Data, please contact us. If we become aware that we have collected Personal Data from children without verification of parental consent, we take steps to remove that information from our servers.

Changes To This Privacy Policy

We may update our Privacy Policy from time to time. We will notify you of any changes by posting the new Privacy Policy on this page.

We will let you know via email and/or a prominent notice on our Service, prior to the change becoming effective and update the “effective date” at the top of this Privacy Policy.

You are advised to review this Privacy Policy periodically for any changes. Changes to this Privacy Policy are effective when they are posted on this page.

Contact Us

If you have any questions about this Privacy Policy, please contact us:

  • By phone number: 858-560-6555

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Previously Funded Investments

Trust Deed Investments

Trust Deed Investments have long been the best way to have your money earn a higher return, coupled with great security.  Participating first trust deeds drive yields while preserving capital.

This is how we manage our portfolio:

  • 1st Trust Deeds are preferable
  • Loan to values that make sense
  • Always obtain title insurance
  • Real equity
  • Solid exit strategies

Trust Deed Investment Best Practices

At FHLC we believe in taking a proactive approach when it comes to discussing risk. Investments in trust deeds secured by one or more interests in real property are subject to risk of loss. By partnering with our clients in an investment strategy based on expertise and mutual trust, we can mitigate risk and achieve our mutual goals. Trust Deeds are one of the proffitable high-yield investments available if you follow a few basic rules:

  1. Don’t invest in trust deeds if you need your money at a time certain. Even the best of borrowers can occasionally be slow or late with payments.
  2. Don’t invest in trust deeds if you are not willing to acquire the property for your own portfolio or cannot accept that you may have to sell in the event you acquire the property in a foreclosure.  Additionally, consider the possible expenses for upkeep and maintenance of the property if you acquire it in via foreclosure.
  3. Confirm the appropriate documents contain your vesting and percentage of ownership interest, including the deed of trust, the note, the fire insurance policy and the title policy.
  4. While an appraisal was once THE major factor in determining market value, due to the current declining real estate market the purchase price becomes the most important element in identifying value.  However, appraisals are very useful and provide a plethora of information.  An appraisal includes pictures, the size of the lot, the type of improvements, zoning, the best use of the property, age and condition of the property, and ample amounts of other useful information. It will also tell you what the appraiser thinks the property is worth based on comparable properties, the replacement value, and the income approach.
  5. Be aware you may have to come up with revenue to keep your investment from deteriorating. For example, an REO property may require cash calls to pay expenses (e.g. property taxes) for an interim period until you can realize the outcome of your investment.
  6. Adjust with the market! The market is still in a state of flux. With our many contacts in the field we stay ahead of the curve on these changes. The commercial property and high-end home markets are being watched closely at this time.
  7. Servicing Agent suggests legal counsel as well as financial guidance when  purchasing/ investing in Notes and Trust deeds and /or Foreclosing on any of these instruments.

Having provided all the pitfalls and negatives, you should not lose your money in trust deeds. Let’s recap:

  1. Keep your money in the bank if you want it to be available at any time.
  2. You may end up owning the property.
  3. Ensure the paperwork is in your name.
  4. Understand how value is determined.
  5. Be aware of the occasional requirement for the temporary investment of additional funds.
  6. Adjust with the market.

The Seven Essential Elements of Trust Deed Investing (from the California Department of Real Estate):

  1. Knowledge, experience and integrity of the Mortgage Loan Broker through whom the transaction may be arranged.
  2. Market value and equity in the property and the security for your loan.
  3. Borrower's financial standing and credit-worthiness.
  4. Escrow process involving the funding of the loan or the purchase of the promissory note.
  5. Documents and instruments describing, evidencing, and securing the loan or purchase of the promissory note.
  6. Loan servicing provisions, authority and compensation.
  7. Recovering your investment if the borrower fails to pay.

Click here to view the entire California Department of Real Estate's article:

Loan Servicing

Federal Home Loans Corporation (FHLC) offers a comprehensive nationwide Trust Deed Loan Servicing solution. We service individual trust deed/mortgage loans of any size for brokers, lenders,  institutions and private investors. Additionally, our loan servicing program allows us to service fractionalized loans with ease. All computations are computer-driven, and we strive for the highest degree of accuracy. Investments in trust deeds secured by one or more interests in real property are subject to rick of loss.

  • Primary Servicing (FHLC is the loan servicer)
  • Sub-servicing (broker earns a servicing fee)
  • Private Label Servicing
  • Interim Servicing
  • Residential Loans
  • Commercial Real Estate
  • Manufactured Homes
  • Land
  • Any debt requiring payments over time

Account and payment processing is set up as soon as a complete loan servicing package is received. The account and payment processing of the program includes:

  • Borrower Welcome Letter
  • Borrower Monthly Statement (with payment coupon)
  • Lender Welcome Letter
  • Lender Monthly Statement
  • Same Day Payment Posting
  • Tri-monthly Disbursement of Funds (after clearing)
  • Electronic Deposit of Funds (ACH) into investor’s account
  • Payoff Demands
  • Rush Demands
  • Disbursements and Draws
  • Releases and Reconveyances
  • IRS 1098 and 1099-INT Reporting
  • Online Secure Account Access for brokers and investors, with downloadable reports

Basic Collection begins when the borrower payment is ten days past due. This includes:

  • Late Notice sent at ten days delinquent
  • Foreclosure Notice sent at 31 days delinquent
  • Act as Intermediary between Investor and Borrower

FHLC strives to avoid foreclosure whenever possible. However, when necessary, we handle the Default Servicing on all loans serviced, which includes:

  • Declaration of Compliance
  • Specific thirty-day Notice of Intent letters
  • Legal services coordination including bankruptcy relief and eviction
  • REO management and property sale services available
  • Lender (or Majority if the Loan is a multi- Lender Loan) may avoid changes in contract by terminating this agreement in writing within the 30 day period.

2025 Marks Our 47th Year in Business

Incorporated in 1978, Federal Home Loans Corporation (FHLC) is a leader in the private lending industry. Specializing in arranging loans funded through private capital, FHLC has arranged thousands of loans and brings decades of experience to the management of investment capital. The officers and senior underwriters of FHLC have each been involved in private lending for a minimum of twenty years. With our staff of seasoned professionals, you can be certain FHLC has the broad base of experience to qualify and manage the loan investment process from start to finish.

In California we are a recognized pioneer in the private money industry that offers complete integration services of loan origination, funding and loan servicing all under the same roof.

About Federal Home Loans

Our Team

Gina Salas has been President and Broker of Federal Home Loans since 1993, and has been with the company for over 30 years.  She obtained her real estate license in 1986, and her broker's license in 1993.  Gina also holds a juris doctorate degree.

johnna ortega smallJohanna Rivera has been with Federal Home Loans for over 16 years and has held a real estate license for over 16 years.  She has experience in loan origination, underwriting, funding, escrow, and loan servicing.  Johanna is a Notary Public, and is bilingual.

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