Loans

Conventional / FHA / VA

Finance a home, second property, or investment with flexible terms and competitive rates. Conventional loans are ideal for qualified borrowers seeking reliable, customizable mortgage options without government backing. A conventional loan is a mortgage offered by private lenders and not backed by the government. It's ideal for borrowers with strong credit, stable income, and a reasonable down payment. Why Choose a Conventional LoanLower interest rates for qualified borrowers. Flexible loan terms (e.g., 15, 20, or 30 years). Full preapprovals so you can be confident you will close. Can be used for primary, secondary, or investment properties. Access to preferred pricing due to brokerage volume.How Conventional Loans WorkConventional loans are offered by private lenders and are based on your creditworthiness, income, and debt-to-income ratio. They follow guidelines set by Fannie Mae and Freddie Mac but aren’t backed by the government. Borrowers make regular monthly payments that include principal and interest, typically over a term of 15 to 30 years.

Bank Statement / DSCR / Profit & Loss

Secure home financing without traditional income documentation. A Bank Statement Mortgage allows self-employed individuals or business owners to qualify for home financing without traditional income documentation like W-2s or tax returns. Instead, lenders review 12–24 months of personal or business bank statements to verify income. This loan is ideal for those with non-traditional income and functions similarly to a conventional mortgage, with fixed monthly payments over a set term. Why choose a Bank Statement LoanNo W-2s or tax returns required: Ideal for self-employed borrowers or business owners.Flexible income verification: Lenders use 12–24 months of bank statements to assess income.Fewer documents and more lenient guidelines to allow for streamlined closings.Higher approval potential: Great for those with strong cash flow but complex tax filings.Use personal or business accounts: Offers flexibility in how you prove your earnings.Can finance primary, secondary, or investment properties: Not limited to just your home.Similar structure to conventional loans: Fixed or adjustable rates with regular monthly payments.How Bank statement loans workInitial Consultation: Discuss your financial situation with the lender to determine if a bank statement loan fits your needs.Submit Bank Statements: Provide 12–24 months of personal or business bank statements to verify your income.Income Analysis: The lender reviews and averages your bank deposits to establish your qualifying income.Loan Estimate & Terms Discussion: Review available loan options, interest rates, and monthly payment estimates tailored to your profile.Appraisal Ordered: A professional appraisal confirms the value of the property you intend to purchase.Title Search & Insurance Setup: The lender coordinates title verification and ensures homeowners insurance is in place.Finalize Terms and Closing: Review and sign closing documents, pay any closing costs, and complete the loan funding process.

Blanket Portfolio

A Blanket Portfolio Loan allows real estate investors to bundle multiple properties—such as homes, commercial buildings, or rental units—under a single mortgage. This streamlined financing option simplifies management and payments by replacing separate loans with one loan that covers your entire portfolio. Ideal for investors looking to acquire, refinance, or manage several properties at once, it provides flexibility, efficiency, and an easier way to scale your real estate investments smarter and faster. Why choose a blanket portfolioSingle loan, simplified management: Consolidate multiple properties under one mortgage, streamlining oversight and reducing the burden of managing separate loans.Covers acquisition and rehab costs: Finance the purchase and renovation of multiple properties within one loan, with the option to roll costs into long-term debt.One monthly payment: Enjoy the convenience of a single monthly payment for your entire portfolio, improving cash flow and financial tracking.Flexible exit strategy: Includes “carve-out” provisions that allow individual properties to be sold without triggering full loan repayment.Increased leverage and efficiency: Loan-to-value (LTV) ratios typically range from 70% to 80%, giving you access to more capital with less cash upfront.Works with lower-value properties: Eligible property values can start as low as $40,000 per unit, making it accessible for smaller-scale investments.Supports portfolio growth: Enables scalable expansion by leveraging the combined strength of your portfolio rather than qualifying each property individually.Potential cost savings: Reduce total loan fees and interest costs by financing your entire portfolio with a single lender and structure.How blanket portfolios workInitial Consultation and Portfolio Review: Share your investment goals and details of all properties you want to include.Loan Application and Documentation: Provide financial information and property details for your portfolio.Property Appraisal and Portfolio Valuation: Each property is appraised to assess combined value and risk.Underwriting and Loan Structuring: The lender reviews your portfolio and credit to create a tailored loan plan.Loan Offer and Terms Agreement: Receive and review loan terms covering the entire portfolio.Closing and Funding: Sign documents, pay closing costs, and consolidate your properties under one loan.

Bridge / Rehab / Commercial

A rehab loan, also known as a renovation loan, is a type of loan used to finance the purchase and renovation of a property. It is a good option for someone who wants to buy a fixer-upper or an older property in need of repairs and upgrades, as it allows them to combine the cost of the purchase and the renovation into one loan. Rehab loans typically offer flexible terms and may include various options for financing the renovation, making it a convenient and cost-effective way to finance a home renovation project. Why Choose a Rehab LoanFunds for renovation: Rehab loans provide borrowers with funds specifically for the purpose of renovating a property, which can improve its value and livability.Low downpayment requirement: It requires only a 20% downpayment of the property's purchase price (or total project cost) out of your own funds, while the lender finances the remaining 80%.100% rehab financing available: Covers the full cost of approved renovations, reducing the need for out-of-pocket expenses.Option to roll in monthly payments: Some rehab loans allow borrowers to include several months of mortgage payments in the loan amount during the renovation period.Ideal for fix-and flips or BRRRRs: Perfect for real estate investors looking to renovate, rent, refinance, and repeat.Increased property value: By renovating a property with a rehab loan, the borrower can increase the property’s value and potentially improve their return on investment.Streamlined process: Rehab loans are often streamlined, making it easier for borrowers to obtain financing for their renovation project.The VA also offers a similar option for military and veterans to purchase a home and finance the required renovations to bring it up to standards set by the VA. How rehab loans workEligibility: To be eligible for a rehab loan, the property must typically meet certain conditions, such as being a single-family residence or a multi-unit property.Application: Borrowers must complete a loan application and provide documentation of their income, assets, and debts, as well as the planned renovation project.Loan Approval: After the loan application is submitted, the lender will review the application and make a decision on loan approval.Funds release: If the loan is approved, the funds will be released in stages, typically as the renovation work is completed.Repayment: Rehab loans have a fixed or adjustable interest rate and a repayment term of typically 15 or 30 years. Borrowers make monthly payments to the lender, which go towards paying off both the principal and interest on the loan.

DSCR

The DSCR Loan Program (Debt Service Coverage Ratio) is a type of investment property loan that qualifies borrowers based primarily on the income generated by the property itself—not the borrower's personal income. It’s designed for real estate investors who want to finance rental properties without needing to show W-2s, pay stubs, or tax returns. Instead of using traditional income documentation, the lender focuses on whether the property generates enough rental income to cover the mortgage payments, including principal, interest, taxes, insurance, and association fees (if any). This is calculated using the Debt Service Coverage Ratio (DSCR). Why choose a DSCR LoanFlexible Qualification Requirements: No traditional income documentation - skip tax returns, pay stubs, and W-2 forms.AirDNA Data Qualification: Qualify based on short-term rental performance data instead of personal income.Competitive Loan Terms: Access attractive interest rates with 75% - 85% loan-to-value ratiosMultiple Payment Options: Choose from 30-year, 40-year, or interest-only payment structuresFlexible Ownership Structure: Close in your personal name or under an LLC for maximum flexibilityShort-term Rental Focus: Designed specifically for Airbnb and vacation rental investment propertiesPerfect for Savvy Investors: Built for experienced real estate investors looking to scale their portfolios.How DSCR Loans WorkThe Debt Service Coverage Ratio (DSCR) measures the property’s net operating income (NOI) divided by its debt payments.Lenders use the DSCR to assess whether the property generates enough income to cover the mortgage.Typically, a DSCR of 1.0 or higher means the property’s income fully covers debt obligations; lenders often require a minimum DSCR (e.g., 1.20).Loan qualification focuses primarily on the property’s income, rather than the borrower’s personal income or credit score.Borrowers make regular monthly payments on the loan, which is structured like a conventional mortgage but backed by the property’s cash flow.

HELOC

Enjoy the flexibility of borrowing funds when you need them, without committing to a lump sum upfront. A HELOC (Home Equity Line of Credit) is a revolving line of credit secured by the equity in your home. It allows homeowners to borrow funds against the value of their property—only as needed—similar to how a credit card works, but with much lower interest rates and longer repayment terms. Instead of receiving a lump sum upfront (as in a home equity loan), you get a flexible credit line you can draw from during a set period, usually up to 10 years. You can borrow, repay, and borrow again within the limit as needed. HELOCs are commonly used for home improvements, debt consolidation, major expenses, or as a financial safety net. Why choose a Heloc LoanVersatile Property Usage: Use for both primary residences and investment properties. Lightning-Fast Closing: Close in as little as 5 days for quick access to funds. High Leverage Potential: Access 70% - 90% combined loan-to-value for maximum borrowing power. Investment Property Friendly: No appraisal required for investment properties, saving time and money. Flexible Rate Options: Choose between fixed-rate and adjustable-rate options to match your financial strategy. Multi-Unit Property Support: Finance 1-4 unit properties on both primary and investment real estate.How HELOC loans workProperty Evaluation: Lender assesses your property value and available equity to determine borrowing capacity. Credit Line Establishment: Lender approves a maximum credit limit based on your property equity and financial profile. Draw Period Activation: Access funds as needed during the draw period (typically 5-10 years) - only pay interest on what you use. Flexible Fund Usage: Withdraw funds in any amount up to your limit, similar to a credit card but with property as collateral. Interest-Only Payments: During the draw period, make minimum payments covering only the interest on outstanding balances. Repayment Phase: After the draw period ends, enter repayment phase where you must pay both principal and interest until the balance is zero.

Trade-In Mortgage

Unlock the freedom to purchase your next home—before selling your current one. A Trade-In Mortgage is a specialized home financing product designed to provide homeowners with maximum flexibility during the home buying and selling process. It's essentially a "buy-before-you-sell" solution that allows clients to purchase their new home before selling their current property. Why choose a Trade-In Mortgage loanFlexibility and Convenience: This product eliminates the stress and timing challenges of coordinating the sale of your current home with the purchase of your new one. You can move into your new home immediately without waiting for your old home to sell.Affordable Solution: Trade-In Mortgages are designed to be cost-effective, providing an accessible way for homeowners to upgrade or relocate without the financial burden of carrying two mortgages simultaneously.Guaranteed Sale Process: The program includes a guarantee mechanism where a third-party buyer will purchase your home if it doesn't sell within a specified timeframe, providing peace of mind and eliminating the risk of being stuck with two properties.Profit Protection: If the third-party buyer purchases your home and later sells it for a profit, you may be entitled to a portion of that profit, making it a potentially beneficial arrangement for all parties involved.How Trade-In Mortgage loans workApplication Process: You apply for a Trade-In Mortgage on your new home while still owning your current property.Home Valuation: Your current home is professionally appraised to determine its market value.Purchase New Home: You can immediately purchase and move into your new home using the Trade-In Mortgage.Marketing Period: Your old home is listed and marketed for sale during a predetermined period.Guaranteed Sale: If your home doesn't sell within the specified timeframe, a third-party buyer will purchase it at the appraised value, ensuring you're not left with two properties.Profit Sharing: Any profit made by the third-party buyer upon resale may be shared with you, providing additional financial benefit.This innovative approach to home financing removes the traditional barriers and timing constraints of the home buying and selling process, making it an attractive option for homeowners looking to upgrade or relocate without the typical stress and financial uncertainty.

Jumbo

A jumbo loan is a great option for someone who is looking to finance a high-end property that exceeds the conforming loan limit and requires a loan amount larger than what is typically offered by government-sponsored enterprises. These loans are ideal for borrowers who have a strong financial profile, including a high credit score and a significant down payment, and who are looking for a loan that offers a competitive interest rate and flexible terms. Why choose a jumbo loanHigh loan amounts: Jumbo loans are designed for borrowers who need to finance an expensive property or a property in a high-cost area, with loan amounts that exceed the limit for conforming loans.Flexible underwriting standards: Jumbo loans may offer more flexible underwriting standards compared to conventional loans, making them accessible to a wider range of borrowers.Competitive interest rates: Jumbo loans can offer competitive interest rates, making them a cost-effective option for eligible borrowers.No mortgage insurance: Jumbo loans do not require mortgage insurance, which can lower monthly payments and overall loan costs.Tailored loan options: Jumbo loan borrowers often have access to tailored loan options, such as adjustable-rate or interest-only mortgages, which can meet their specific needs and financial goals.How jumbo loans workExceed the conforming loan limits set by government-sponsored enterprises (GSEs) such as Fannie Mae and Freddie Mac. Typically used to finance high-end properties, including luxury homes and high-priced real estate. Loan amounts can range from several hundred thousand dollars to several million dollars. Typically require a higher credit score and a larger down payment than conforming loans. Often have stricter underwriting guidelines, including a more thorough review of the borrower’s financial situation. Interest rates may be slightly higher than conforming loan rates due to the higher risk associated with these loans. Can be fixed-rate or adjustable-rate mortgages (ARMs). Jumbo loans are not backed by GSEs, so they are usually offered by private lenders or banks.

THE LOAN PROCESS

PRE-APPROVAL

Initial meeting with loan officer
Loan application completed
Borrower provides income verification items
Credit report is pulled and reviewed
Income is calculated

REFINANCING? START HERE.

Pre-Approval is issued
Loan application completed
Borrower provides income verification items
Credit report is pulled and reviewed
Income calculated

ESCROW IS OPENED

Offer is accepted!
Initial Disclosures sent to Borrower

REFINANCE

Borrower agrees to begin refinance
Initial disclosures sent to borrower

LOAN PROCESSING

Borrower discusses rate lock/float options
Employment verification completed
Residential appraisal ordered
Title work ordered and sent to title company

UNDERWRITING

Borrower evaluated
Loan file and residential appraisal reviewed
Underwriting decision made
Homeowners insurance information for borrower obtained

LOAN APPROVAL

Underwriter issues conditional approval
Additional items will be requested to clear the files conditions for closing

CLEAR-TO-CLOSE!

Conditions are cleared
Underwriting determines that the file is ready for closing documents
Closing documents are ordered and sent to Escrow
Escrow will coordinate signing with a notary

FUNDING

Loan documentation signed by the borrower
Required funds are delivered to escrow company
Purchase: Welcome to your new home!
Refinance: Congrats on your refinance!