Most of our funding comes from individuals with cash in CD’s, savings accounts, or self directed IRA’s (SDIRA). They enjoy a predictable return and relative ease in which we operate. Each loan is backed by real estate via a 1st lien position and promissory note and given a Warranty Deed with Vendor’s Lien.


This is for Accredited Investors & Texas Residents Only. If you are an accredited investor and wish to learn more, we encourage you to send us a note below. For an individual to be considered an accredited investor, they must have a net worth of at least one million US dollars, not including the value of their primary residence or have income of at least $200,000 each year for the last two years (or $300,000 together with their spouse if married) and have the expectation to make the same amount this year. Neither the Securities and Exchange Commission nor any federal or state securities commission or regulatory authority has recommended or approved of these investments or passed statements upon the accuracy or inaccuracy of any of the information or materials provided by or through this website.



These loans are short in nature. Usually no more than 12 months and many times less than 6. These loans are used to purchase homes, fix them up, and resell them (fix and flip).
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These loans are longer in nature. Usually up to 5 years. They are used to purchase homes, fix them up, and either rent them and sell them with an option to buy.
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These loans are used for long term debt allocation. They are 20 years in length and are used to fund owner financed transactions. Each payment is amortized and will have a portion of principal and interest in it.





Trust Deed Investments or Deed of Trust Investments offered by TTVA, LLC (Company) are NOT insured by the FDIC or by any other Federal Government Agency, they are NOT Bank deposits, and they are NOT guaranteed by the Company. When investing in Deed of Trust Investments its important to loan based on adequate equity in the property. This equity as determined by an appraisal and/or broker price opinion.

This website is suitable, intended and available for savvy or sophisticated investors who are familiar with, and willing to, accept the risks associated with Deed of Trust Investments. We do not make any recommendations regarding the appropriateness of particular opportunities for any investor. Each investor must review and evaluate the investments using the investor’s own discretion and determine the suitability of making the particular investment.

These Trust Deed investments shown herein may not be suitable for you. All prospective investors are highly encouraged to retain and consult with their own respective independent legal counsel, tax and financial advisers, investment advisers and accountants. Past performance is not indicative of future performance. Any financial projections or returns shown on the site are illustrative examples only. Investors should conduct their own respective due diligence and not rely on the financial assumptions or estimates that are displayed on the site. Fluctuations in the values of the assets that are the subjects of any investments are to be expected. Additional risks exist due to a variety of factors, including, but not limited to, leverage, property operations, business risks, management and environmental liabilities, economic market factors, and borrower loan defaults.

Each investor should understand that the principal investment could be at risk if values were to decline rapidly. In addition, in the situation of a loan default the investor should consider the fact that in order to maintain their investment they will be required to keep insurance and annual property taxes current until the property sells.  Investors should only consider these investments if they have no immediate need for liquidity and can bear the risks involved as stated in this disclaimer.

All investments, including real estate, is speculative in nature and involves substantial risk of loss. We encourage our investors to invest carefully. We also encourage investors to get personal advice from your professional investment advisor and to make independent investigations before acting on information that we publish. Much of our information is derived directly from information published by companies or submitted to governmental agencies on which we believe are reliable, but are without our independent verification. Therefore, we cannot assure you that the information is accurate or complete. We do not in any way warrant or guarantee the success of any action you take in reliance on our statements or recommendations.

Past performance is not necessarily indicative of future results. All investments carry risk and all investment decisions of an individual remain the responsibility of that individual. There is no guarantee that systems, indicators, or signals will result in profits or that they will not result in losses. All investors are advised to fully understand all risks associated with any kind of investing they choose to do.

Hypothetical or simulated performance is not indicative of future results. Unless specifically noted otherwise, all return examples provided in our websites and publications are based on hypothetical or simulated investing. We make no representations or warranties that any investor will, or is likely to, achieve profits similar to those shown, because hypothetical or simulated performance is not necessarily indicative of future results.

Don’t enter any investment without fully understanding the worst-case scenarios of that investment.


Various statements contained in this presentation, including those that express a belief, expectation or intention, as well as those that are not statements of historical fact, are forward-looking statements. These forward-looking statements may include projections and estimates concerning the timing and success of strategies, plans or intentions. We have based these forward-looking statements on our current expectations and assumptions about future events. These assumptions include, among others, our projections and expectations regarding: market trends in the single-family home rental industry and in the local markets where we operate, our business strengths, our ideal tenant profile, the quality and location of our properties in attractive neighborhoods, our ability to create a cash flow opportunity with attractive current yields and upside from increasing rents and cost efficiencies and our understanding of our competition and general economic, demographic and real estate conditions that may impact our business. While we consider these expectations and assumptions to be reasonable, they are inherently subject to significant business, economic, competitive, regulatory and other risks, contingencies and uncertainties, most of which are difficult to predict and many of which are beyond our control and could cause actual results to differ materially from any future results, performance or achievements expressed or implied by these forward-looking statements. Investors should not place undue reliance on these forward-looking statements. We undertake no obligation to update any forward-looking statements to conform to actual results or changes in our expectations, unless required by applicable law.


There are significant expenditures associated with an investment in real estate (such as debt service, real estate taxes, and insurance maintenance costs) that generally do not decline when circumstances reduce the income from the property. Income from and the value of the properties acquired may be adversely affected by the following factors:

  • downturns in international, national, regional and local economic conditions (particularly increases in unemployment); 
  • the attractiveness of the properties acquired to potential tenants and competition from other properties;
  • increases in the supply of or decreases in the demand for similar or competing properties in our target markets; 
  • bankruptcies, financial difficulties or lease defaults by tenants;
  • changes in interest rates, availability and terms of debt financing;
  • changes in operating costs and expenses;
  • changes in, or increased costs of compliance with, governmental laws, rules, regulations and fiscal policies, including changes in tax, real estate, environmental and zoning laws, and our potential liability thereunder;
  • our ability to provide adequate maintenance;
  • changes in the cost or availability of insurance, including coverage for mold or asbestos;
  • environmental conditions or retained liabilities for such conditions;
  • costs relating to foreclosures;
  • the illiquidity of real estate investments generally;
  • residents’ perceptions of the safety, convenience and attractiveness of our properties and the neighborhoods where they are acquired;
  • the ongoing need for capital improvements, particularly in older properties;
  • the ability or unwillingness of buyers to pay mortgage increases (due to insurance and/or increase in property taxes);
  • civil unrest, acts of God, including earthquakes, floods and other natural disasters, which may result in uninsured losses, and acts of war or terrorism, and;
  • increases in operating expenses.

For these and other reasons, TTVA, LLC cannot and does not make any guarantees to investor performance.


All calculations and data presented within the Meridian publications and digital marketing and media including but not limited to websites, brochures, presentations and return models are deemed to be accurate, but accuracy is not guaranteed. The projected pro forma returns on investment are intended for the purpose of illustrative projections to facilitate analysis and are not guaranteed by TTVA, LLC. or its affiliates and subsidiaries. Past performance is not an indicator of future results. 

The information provided herein is not intended to replace or serve as a substitute for any legal, real estate, tax, or other professional advice, consultation or service. The prospective lender/investor should consult with a professional in the respective legal, tax, accounting, real estate, or other professional area before making any decisions or entering into any contracts pertaining to the property or properties described herein.

All marketing and media material has been prepared to provide summary, unverified information to prospective lenders/investors, and to establish only a preliminary level of interest in the subject property. The information contained herein is not a substitute for a thorough due diligence investigation. TTVA, LLC has not made any investigation, and makes no warranty or representation, with respect to the income or expenses for the subject transaction, the future projected financial performance of the note, the size and square footage of the property and improvements, the presence or absence of contaminating substances, PCB’s or asbestos, the compliance with State and Federal regulations, the physical condition of the improvements thereon, or the financial condition or business prospects of any tenant, or any tenant’s plans or intentions to continue its occupancy of the subject property. The information presented has been obtained from sources we believe to be reliable; however, TTVA, LLC has not verified, and will not verify, any of the information contained herein, nor has TTVA, LLC conducted any investigation regarding these matters and makes no warranty or representation whatsoever regarding the accuracy or completeness of the information provided. All potential buyers must take appropriate measures to verify all of the information set forth herein.