• Pivotal Capital Group II, LLC (“Pivotal”) is a nimble and entrepreneurial private finance Company with the financial resources and backing of an institutional private equity group. Pivotal offers stability, strength, fast response times, and certainty of execution for our clients.
  • Pivotal specializes in making “hard money”, “rehab”, or “fix and flip”, loans for non-owner occupied single family and multi family properties
  • Pivotal makes loans from $100,000 to $5,000,000+
  • Pivotal makes loans in the Southern California counties of: San Diego, Orange, Los Angeles, Riverside, San Bernardino, Ventura, Santa Barbara and San Luis Obispo
  • Pivotal holds, manages and services all of its own loans.  We don’t fund a loan then sell it off or assign it to a 3rd party.  You always deal with us.
  • Pivotal is not a broker to other lenders. Pivotal is a direct lender, controls and lends its own funds, and makes its own decisions
  • Pivotal welcomes loan submissions from brokers


Loan Programs

Loan Criteria for “Rehab” or “Fix and Flip” Loans:

  • Southern California counties of: San Diego, Orange, Los Angeles, Riverside, San Bernardino, Ventura, Santa Barbara and San Luis Obispo
  • Homes which will be renovated and resold
  • Purchase or refinance (including cash-out refinance)
  • Loan size: from $100,000 to $1,500,000+
  • Term: from 3 to 12 months, plus extension options.
  • First position liens only
  • ALTA Lenders title insurance policy to Pivotal
  • Property must be non-owner occupied (detached homes / condos / townhomes / 4+ units)
  • Properties requiring major or minor repairs are considered (including structural square footage additions or reconfigurations)
  • We underwrite in-house; no waiting around for appraisals
  • Rates / Fees / LTV:  We offer highly competitive loan terms that are based on relationship, leverage, experience, price point and location. Each deal is unique, please contact us with the details about yourself and your property so we can provide you an individualized proposal.

History and Philosophy


Mr. Brad Rust and Mr. Joe Gigliello are two real estate industry veterans with more than 45 years of combined experience and direct responsibility for more than $1 billion in real estate finance ventures.

Messieurs Rust and Gigliello have been investing capital in private lending since 2009. In October 2013, Pivotal Capital Group II was formed with backing from a large private equity group.  This institutional backing gives Pivotal tremendous financial resources, not readily available in the private finance market, but does not interfere with Pivotal’s nimble and entrepreneurial operations.

Messieurs Rust and Gigliello have expertise in all facets of real estate lending, deep experience in both institutional and private real estate finance, as well the creation, leadership and management of numerous real estate businesses.

Their experience spans a wide variety of loan and investment types including:  acquisition, development, construction, senior debt, mezzanine debt, joint venture equity, and bridge loans to property owners, developers, and buyers throughout the United States.


  • We do what we say we will do
  • We believe in building strong, mutually beneficial relationships with our Borrowers; leading to extensive repeat transactions
  • We respect the fact that our Borrowers depend on us, just as we depend on them.
  • We care not only about our success, but also our Borrower’s success;  We approach business in a value-added manner
  • We are not a “loan to own” type lender;  We have no interest in taking over a project, running our client’s business, or owning real estate; We are in the business of making loans and getting paid back


Key Executives

 Joe Gigliello

Mr. Gigliello serves as Co-President of Pivotal. Mr. Gigliello has more than 25 years of real estate finance, lending and workout experience (including joint venture financing, A&D and construction lending, and mezzanine lending) and has personally originated more than $500 million in financing in several major markets across the U.S.

Prior to this, Mr. Gigliello served as Managing Director for the Business Capital Group (BCG) of GMAC ResCap and as a Loan Officer or Project Manager for Prudential Home Building Investors and several private lenders throughout his career.

Mr. Gigliello is a licensed broker by the California Bureau of Real Estate (License ID 00928813).   Joe on Linkedin

Brad Rust 

Mr. Rust serves as Co-President of Pivotal. Mr. Rust has more than 20 years of diverse real estate finance and lending experience.  His entire career has been in real estate in various capacities including both institutional and private lending and he has personally originated more than $500 million in financing in major markets across the U.S.

Prior to this, Mr. Rust served as Business Development Officer with Western Capital Partners (WCP), a Denver-based private real estate lender.  Prior to WCP, he served as a Relationship Manager within a division of the Business Capital Group (BCG) of GMAC ResCap.  Mr. Rust began his career at Heller Financial in Chicago, IL as a Senior Analyst and Investment Officer.

Mr. Rust is a licensed broker by the California Bureau of Real Estate (#01525067).   Brad on Linkedin


How quickly can Pivotal fund a loan?
  • Typically funding occurs in a few weeks.  However, Pivotal can fund loans in less than a week.
What are the closing costs?
  • Typically only standard title and escrow closing costs.
Does Pivotal make 2nd trust deed loans?
  • No.  Pivotal only considers 1st trust deed loans.


111 Corporate Drive, Suite 270

Ladera Ranch, CA 92694


Joe Gigliello, Co-President

949.535.1532 Office | 760.390.5057 Mobile
joeg@pivotalcapitalgroup.com |  Joe’s V-Card 


Brad Rust, Co-President

949.535.1533 Office | 760.390.8259 Mobile
bradrust@pivotalcapitalgroup.com | Brad’s V-Card

All loans are arranged by Giovi Real Estate Group Inc., licensed by the California BRE - ID# 01525067

© Pivotal Capital Group II, LLC. All Rights Reserved. Logo designed by Heather Hopkins.

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