For accredited investors

Private credit built on discipline, not volume

Sterling & Oak works with a small, select group of accredited investors who share our conviction that capital protection is the foundation of every good return. We don't market broadly. We build relationships first.

Our approach

How we think about capital

We originate senior secured bridge loans on residential real estate. Every loan we make sits behind a first-lien deed of trust, is sized against independently verified current value, and has a clear exit strategy before we commit.

We put our own capital into every deal ahead of partner capital — a deliberate first-loss structure that ensures our incentives are aligned with yours from day one.

Deal decisions are made by both principals. We don't run a volume business. We are selective because selectivity is what makes the model work.

First-lien security
Every loan is secured by a first-priority deed of trust. We hold no subordinate positions. Lender's title insurance is obtained at closing on every deal.
Founder first-loss
S&O capital absorbs losses before any partner capital is impaired. Our principals' money is at risk ahead of yours — not alongside it.
Conservative underwriting
We lend against independently verified as-is value, not future projections. We require full recourse personal guarantees and target non-judicial foreclosure states.
Relationship-based access
We work under SEC Rule 506(b). Participation in our deals requires a pre-existing relationship with our firm and its principals — not just an accreditation.
Deal structure

How each deal is structured

Each deal is held in a dedicated single-purpose LLC. Partner capital is senior to S&O capital in every distribution — from monthly interest through return of principal at maturity.

S&O first-loss capital — absorbs losses first
Investor capital — senior in the distribution waterfall
First-lien deed of trust — recorded at closing
FIRST LIEN RECORDED Investor capital Up to 80% of loan S&O first-loss capital 20% — absorbs losses first Total loan Distribution waterfall: partner first

"We don't view the first-loss position as a marketing feature. We view it as the only honest way to run this business."

Sterling & Oak Capital Partners — Founding Principles
Working together

How we work with our partners

Our investor relationships are built over time. Deal access follows relationship — not the other way around.

01
We get to know you first
We operate under SEC Rule 506(b), which requires a pre-existing substantive relationship with each investor before they can participate in our deals. This isn't a formality — it's how we work.
02
You review each deal independently
When a deal is ready, existing partners receive access to a private deal package — collateral detail, loan structure, exit analysis, and a position modeler. Every investment is a discrete decision.
03
Monthly distributions, clean reporting
Interest is distributed monthly by the loan servicer. K-1s are issued annually. You always know where your capital stands.
Existing partners

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Important Legal Disclosures

This page does not constitute an offer or solicitation to purchase or sell any security. Sterling & Oak Capital Partners LLC conducts private placements in reliance on the exemption from registration under SEC Rule 506(b) of Regulation D. Participation in any offering is strictly limited to accredited investors (as defined under SEC Rule 501) with whom Sterling & Oak has a substantive pre-existing relationship. Any offering of securities is made only by means of a private placement memorandum and related subscription documents, which must be reviewed in their entirety before any investment decision is made.

Past performance is not indicative of future results. All investments involve risk, including the loss of principal. Projected returns are targets only and are not guaranteed. The value of real estate collateral may decline. Borrower default, foreclosure proceedings, or other adverse events may result in loss of invested capital. No assurance can be given that investors will receive their targeted return or any return at all.

This page is provided for informational purposes only. Prospective investors should carefully review all offering documents and consult with their own independent legal, tax, and financial advisors before making any investment decision. Nothing on this website constitutes investment, legal, or tax advice. Sterling & Oak Capital Partners LLC is not a registered investment adviser, broker-dealer, or securities dealer.