• Jay K.

    Investor

    I was making nothing in the bank. However with your notes we are now earning solid returns each month. The ease of investing and being able to monitor all payments via the servicing company is great. It's fun to watch the payments come in each month.

  • Nick L.

    Investor

    Took me a while to invest in trust deeds. However I bought one note and now we have over 15 thanks for your patience. I wouldn't invest in any other venture your clients are the best.

  • Michael C.

    Investor

    Since 2007 we've been buying notes from Mark Reynolds at Trimark Funding. I consider us now friends and partners as we make money together. I know you have my back and we have referred many clients to you.

  • Tom B.

    Investor

    I like the 1 year terms. I also like that you only loan to flippers since they are business people like myself.

Investors

Trust Deed Investing

Trust deed investing is still one of the safest investments you can make that also offers you a high return.

However. finding the choice investment in trust deeds can be a tedious job for the uninitiated. Successfully accomplishing it on your own can be difficult.

Let Trimark Funding manage your trust deed investment from loan origination to loan payoff.

Trimark Funding Inc. has experience in all lending situations and the trust developed by working with a very loyal group of experienced investor-borrowers who return for more funding time and time again after each project is successfully completed.

Trimark Funding, Inc. provides you with unique opportunities to invest in high-yield individual trust deeds secured by real estate.

Our investors are earning 12% annually!

Our available loans for sale include the following features to help control risk:

  • Lots of Equity - at least 30 - 40% of after repair value to offset potential declines in property value or to recover your investment.
  • 1st Trust Deeds Only - superior control in the event you need to recover your investment and exit.
  • Non-owner Occupied Properties Only - more options for protecting, controlling and retrieving your investment. We are funding other experienced investors only.
  • Rental Income - cash flow from income producing properties can help borrower maintain payments or help investor offset loss of monthly payments.
  • Background Checks – all new clients are reviewed.
  • Payment Checking– all monthly payments are monitored closely.
  • We typically do not post our available loans for sale because we have investors on standby so we fund quickly. For a preview of upcoming available loans for sale, call us toll free at 1-877-695-4900.

Trimark Manages Your Trust Deed Investment

The safety of your trust deed investment will depend on the research effort or due diligence used in selecting the trust deed.

Trimark evaluates the trust deed opportunity by examining all the essential information that should be available before you invest your funds. All of this information is gathered, shared and discussed with you, the investor as well.

The most important information required for planning a successful trust deed investment includes:

  • Property's market value, equity and title status
  • Borrower's financial capacity and creditworthiness
  • Independent escrow process setup for the purchase of the note
  • Checklist of required documents to secure the loan
  • Setup of the loan servicing process
  • Exit plan for investment recovery

Trimark Funding manages your trust deed investment from loan origination to loan payoff.

Trimark Manages Your Trust Deed Underwriting & Documentation

Trimark Funding and its network of service partners supports you, and helps you buy trust deeds by preparing, then sharing the research, due diligence and documentation and making arrangements for the loan servicing of trust deeds.

Loan servicing includes the back-office tasks of collecting payments from borrowers, disbursing payments to you, the investor, mailing required notices, monitoring the status of senior liens and encumbrances, maintaining adequate borrower insurance coverage, and coordinating foreclosure proceedings if necessary.

Each loan is set up and managed by Trimark Funding and serviced by an independent company, FCI Lender Services.

All trust deeds for sale are insured by a reputable nationwide Title Insurance Company, and Trimark Funding confirms property values prior to loan approval.

All costs that are related to underwriting and documentation of the loan are paid by the borrower.

What Does Trimark Know About the Borrower?

The decision on whether or not to approve a loan is primarily based on the amount of equity in the property.

If the real estate property has the required equity, adjusted for the current economic environment, then Trimark Funding measures and analyzes the borrower's characteristics and ability to repay the loan, based on past payment history.

Since Trimark Funding has ongoing relationships with all of its current borrower-investors, we have firsthand experience of their past history. This is a big plus for our trust deed investors. Some of our clients prefer to fund the same investor-borrowers over and over.

What Does Trimark Tell You About Title Insurance?

Trimark Funding Inc. is required to provide you with the option to apply to purchase title insurance or an endorsement to an existing policy. The Preliminary Title Report (Prelim), is prepared by a title company and is an offer to insure and does not provide conclusive information about the status of title.

Title insurance companies offer different types of coverage. You should ask your Trimark broker for an explanation of the different types of coverage available (e.g., CLTA and ALTA) and to what extent you are insured.

Trimark does not consider a Prelim as providing you with reasonably current information unless it is dated within 90 days of your examination of the report. Therefore, Trimark provides an amended and current Prelim dated as closely as possible to your commitment to fund a loan or purchase a promissory note.

The current Prelim provides the following information regarding the property:

the name(s) of the owner (s); legal description, street address (if available), and the assessor’s parcel number; assessor’s plat map, which illustrates the configuration, dimensions, and general location of the property; assessed valuation; existence and priority of liens and encumbrances; the name of the owner (s) of existing lien (s); i.e., the owner of record of any deed of trust (lien) which you may be purchasing; requests for notices concerning status of the liens, notices of default (NOD), and notices of trustee’s sale (NOS); notice of a lawsuit or bankruptcy affecting the property; and a potential off-record interest of a spouse or other party. In reviewing the current Prelim for the above information, Trimark is alert to various problems which might affect the market value and equity of the property and the security for the loan.

Trimark Sets Up the Independent Escrow Service

When you fund a loan or purchase a promissory note, your transaction should always be done through an "escrow."

Escrow is a specific process in which a title transfer and a funds transfer take place through a neutral third party during a real estate transaction.

Trimark Funding sets up escrow with an independent company and manages its activities throughout.

An escrow is considered opened when money, documents, and written instructions (escrow instructions) for the transaction are delivered by the lender and borrower to an escrow agent who acts as the third party.

The company providing escrow acts as the middleman in the transaction, and the escrow agent is the one who will process the transaction in accordance to the initial escrow instructions that were agreed to by the lender and the borrower.

The instructions provided by escrow determine the conditions that need to be met or waived before the escrow officer can take action and disburse your money to either the note holder or the borrower. Some of these conditions include:

  • Delinquent taxes must be paid
  • Certain liens must be removed
  • Selection of title coverage
  • Completion and handing over of the trust deed or promissory note

Escrow Instructions

Trimark Funding monitors the escrow process for all of its trust deed investment clients.

All conditions regarding the transfer need to be in writing. Moreover, all transaction details, including the agreement made by the seller and buyer, need to be written in the escrow instructions so that they are clearly understood by all parties involved.

The following is a list of requirements for the escrow instructions:

  • Name of the escrow agent, third party or depository
  • Names of the buyer and seller as well as their proper vesting (e.g., joint partnership, corporation, individual person, etc.)
  • A legal description of the property that is to be transferred
  • The price at which the property was purchased
  • Set conditions in regards to transfer and payment
  • Distribution of cost, insurance costs, taxes and assessment
  • The signature of both the seller and buyer
  • After the instructions have been completed, then it is important for you to read the preliminary title report carefully to make sure that you understand everything and nothing has been overlooked or missing. You should also check and see that the trust deeds and notes as well as the amount of indebtedness are all in proper order. For example, if you have the first deed of trust, then there should be no other lien before yours.

You should also make sure to ask questions if you do not understand certain wordings or restrictions. If this happens, you should ask the escrow agent or your mortgage broker to produce copies of the listed documents in the title report. As an investor, you should never feel embarrassed to ask questions. Remember, by asking questions you learn all the facts necessary for successful trust deed investing.

Closing Escrow

Once you have completed all of the necessary instructions and requirements for escrow, and it begins to take its normal course, you are now ready to complete the escrow which is often referred to as "close of escrow," "closing" or "settlement."

Escrow "closes" when every condition of the escrow instructions have been waived or met, the instruments have been recorded, and the funds have been disbursed. Trimark monitors this for you.

In other words, when everything is ready, and the documents have been appropriately signed, the escrow officer informs the title company to record the trust deed and then deliver all the executed loan documents to the lender. As soon as the lender is in possession of these documents, loan proceeds are released to the escrow agent. The escrow agent ensures that the exchange of documents and funds runs smoothly.

You should receive a closing statement describing to whom and how the funds and the documents were distributed.

Trimark Sets Up the Loan Servicing

Trimark offers a full package of loan servicing for your trust deed investments. Each loan is serviced by an independent company, FCI Lender Services.

This service includes:

  • Borrower Welcome Letters
  • Payoff Demands
  • Lender Welcome Letter
  • Lender Monthly Statement of Account
  • Same Day Payment Posting
  • Daily Disbursement of Funds
  • Assignments
  • 24/7 Account Access
  • Borrower Monthly Statement with Payment Coupon
  • Electronic Deposit of Funds (ACH) into Lender’s Account
  • Releases and Reconveyances
  • IRS 1098 and 1099-INT Reporting

Trimark Management Services:

In addition, Trimark Funding Inc. manages the trust deed from origination to payoff. We are there to guide you through the entire process. We monitor:/p>

  • Monthly payments
  • Loan servicing and set-up
  • Substitution reconveyance and deed of full reconveyance
  • Demand payoffs
  • Non-paying borrowers
  • Foreclosure remedies
  • Insurance

What Size Trust Deed Investment Is Right for You?

You may be wondering what size or amount of trust deed you should be looking for to begin your next investment.

Always consider lending on multiple trust deeds between several different loans at the same time. Trimark Funding Inc. offers fractionalized notes to its investor clients.

Of course, your risk is already extremely low if each trust deed you purchase has a low loan-to-value ratio, but spreading your funds over several different trust deeds makes your risk drop even more!

How Do I Get Started in Trust Deed Investing?

If you have any questions, or when you are ready to get started investing in higher-yield trust deeds, contact us toll free at 1-877-695-4900. We will work with you to review the research and documentation, and to help you choose the trust deed investment that is right for you.

Trust Deed Investing FAQ

Who Invests in Trimark Funding Trust Deeds?

Investors include high-net worth individuals, corporations, pension funds, profit sharing plans and self-directed IRA/Keogh retirement accounts.

What Yield does the Investor Receive?

Our investors are earning 12% annually! The investor receives an interest rate, paid monthly, and secured by the deed of trust.

What Protection Does the Investor Receive?

The property identified in the deed of trust is what secures your investment. The trust deed secures the repayment of the loan according to the amount, terms and conditions written in the promissory note.

As an investor, you receive the following documents:

  • The recorded deed of trust
  • The original promissory note
  • A copy of the borrower's loan application, credit report and any other related documentatio
  • A policy of title insurance which guarantees title
  • A hazard insurance policy with a Loss Payable Endorsement Clause in favor of the investor
  • Appraisal report
  • Loan application and related documents
  • Policy of title insurance describing your coverage
  • Trust deed investor’s name as lender on the note and deed of trust