For a 40% LTV loan, this CA-based bank will pull out all stops on pricing and structure. They lend in CA and other western states if the borrower is CA-based. They can do most any floating rate term or up to 10 years fixed. As mentioned above, they can potentially go non-recourse for the right deals. Pre-payment options are as creative as you want. They are typically in the 2.75% to 3.00% range on a floater and 4% on a 10-year fixed.