Compare security instruments (Deed of Trust vs. Mortgage), statutory foreclosure timelines, business-purpose commercial lending frameworks, and wholesale DSCR LTV caps across all 50 U.S. states and Washington, D.C., curated by Stephen R. Mannenbach, J.D., MBA (Loan Daddy LLC · NMLS #2827624 · AZ CMB #CMB-2016143 · CA CFL #60DBO-218873).
| State | Foreclosure Regime | Instrument | Timeline | Business-Purpose Framework & Notes |
|---|---|---|---|---|
| Alabama (AL) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Alaska (AK) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Arizona (AZ) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | AZ DIFI Commercial Mortgage Broker License Required (Loan Daddy LLC Licensed: AZ CMB #CMB-2016143) |
| Arkansas (AR) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| California (CA) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | CA DFPI CFL or DRE License Required (Loan Daddy LLC Licensed: CA CFL #60DBO-218873) |
| Colorado (CO) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Connecticut (CT) | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Delaware (DE) | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| District of Columbia (DC) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Florida (FL) | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Business-Purpose Non-Owner-Occupied Commercial Exemption / MBL Framework |
| Georgia (GA) | Non-Judicial (Power of Sale) | Deed of Trust / Security Deed | 60–120 Days (Statutory Notice) | GA DBF Business-Purpose Non-Owner-Occupied Exemption (Security Deed State) |
| Hawaii (HI) | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Idaho (ID) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Illinois (IL) | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Indiana (IN) | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Iowa (IA) | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Kansas (KS) | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Kentucky (KY) | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Louisiana (LA) | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Maine (ME) | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Maryland (MD) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Massachusetts (MA) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Michigan (MI) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Minnesota (MN) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Mississippi (MS) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Missouri (MO) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Montana (MT) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Nebraska (NE) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Nevada (NV) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | NV MLD Mortgage Company / Commercial Exemption Framework |
| New Hampshire (NH) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| New Jersey (NJ) | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| New Mexico (NM) | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| New York (NY) | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Business-Purpose Commercial Investment Exemption (Strict SPE LLC Vesting Standard) |
| North Carolina (NC) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | NC Commissioner of Banks Business-Purpose Investment Property Exemption |
| North Dakota (ND) | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Ohio (OH) | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Oklahoma (OK) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Oregon (OR) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | OR Division of Financial Regulation Mortgage Lender/Broker Framework |
| Pennsylvania (PA) | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Rhode Island (RI) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| South Carolina (SC) | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| South Dakota (SD) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Tennessee (TN) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Texas (TX) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Investment Property Commercial Exemption (1–4u & 5+u Non-Homestead) |
| Utah (UT) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | UT DFI / DRE Commercial Investment Property Exemption |
| Vermont (VT) | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Virginia (VA) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Washington (WA) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| West Virginia (WV) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Wisconsin (WI) | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| Wyoming (WY) | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
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