01
Send the deal
Price, rent, credit range. No hard pull. No SSN. Not an application.
20 doors. 1 text. Same business day.
Bad credit.
No tax returns.
Weird deal.
Send it.
If we can structure it, we fund it. Credit problems, a rental, cash-out, a line on the house. Same-day text. We do not call.
3 steps. No hard pull. We text, we don't call.
- No credit floor
- 1 day out of bankruptcy
- Loans to $5M
- No tax returns
- Same-day text
Banks said no. Good.
Banks read tax returns. We read the rent.
$150K of hard money at 11% burns about $1,375 a month. About $317 a week to wait. Your contract has a date. The bank does not. Deals die in inboxes.
02
We screen 20 doors
1.25x to DSCR down to 0 to no-ratio to a 500 FICO bridge. 85% purchase is on the menu. Same business day, by text.
03
Structure it. Fund it.
If we can structure it, we fund it. We text. We do not call.
Twenty doors. One text.
No FICO floor. One day out of BK. 500 FICO bridge to $5M.
Sub-1.0. $1.5M no-ratio. 85% purchase. DSCR down to 0. Blanket to $6.25M. Guidelines, not guarantees. Send the deal and we will tell you which door opens.
Conventional. No hit to the rate.
90% at 660
Primary cash-out. No hit to the rate
90% cash-out at 660. 80% at 620. Conventional. No hit to the rate.
- Primary residence cash-out refinance
- Up to 90% LTV with a 660+ FICO
- Up to 80% LTV with a 620+ FICO
- Conventional guidelines
- No hit to the rate
No hit to the rate
Second home. No hit to the rate
90% purchase at 660. 85% cash-out at 660. No hit to the rate.
- Purchase and rate-and-term: up to 90% LTV with a 660+ FICO
- Cash-out refinance: up to 85% LTV with a 660+ FICO
- Up to 80% LTV with a 620+ FICO
- Conventional guidelines
- No hit to the rate
More DSCR.
600 at 60%
Credit-tier DSCR
600 FICO at 60% LTV. 620 at 65%, cash-out included.
- 600 FICO at 60% LTV
- 620 FICO at 65% LTV, including cash-out
- Stronger borrowers can reach 85% purchase or 80% cash-out
- No-ratio options available
No reserves
No-FICO DSCR
No FICO. No DSCR floor. No reserves. 30-year fixed.
- No minimum FICO. No FICO required
- No minimum DSCR
- No reserves
- 30-year fixed
- Purchase and refinance, including cash-out
- For substantial equity and a credit problem
To $4M
DSCR to $4M
620 FICO. 85% LTV. DSCR down to 0. Loans to $4M.
- 620 minimum FICO
- 85% maximum LTV
- DSCR down to 0
- Loans up to $4 million
- First-time investors up to 80% LTV
- First-time homebuyers allowed
- Short-term rentals and vacant properties eligible
80% CLTV
Rent-free and first-time DSCR
620 FICO. Up to 80% CLTV. STR to 80%. Cash-out can be reserves.
- For rent-free borrowers and first-time homebuyers
- 620 minimum FICO
- Up to 80% CLTV
- No-ratio options
- Short-term rentals up to 80% CLTV
- Cash-out proceeds can serve as reserves
10 years IO
40-year interest-only DSCR
85% purchase. DSCR to 0.75. Qualify on the IO payment.
- Up to 85% purchase
- 80% rate-and-term
- 75% cash-out
- DSCR down to 0.75
- Separate no-ratio options
- 40-year term with 10 years interest-only
- Qualifies on the interest-only payment
To $6.25M
640 DSCR / blanket
85% purchase. No DSCR floor. 2–25 properties to $6.25M.
- 85% purchase
- No-ratio option with no DSCR floor
- 640 minimum FICO
- 40-year and interest-only options
- Separate blanket for 2–25 properties
- Up to $6.25 million
Investor. Business purpose.
No DSCR
Investor no-ratio
No FICO. No DSCR math. Foreign nationals and ITIN.
- No minimum FICO
- No DSCR calculation
- One day out of bankruptcy
- Foreign nationals and ITIN eligible
- Up to $1.5M, 55% CLTV, 30-year fixed
- Minimum $125K loan and $150K property equity
DSCR < 1.0
Flexible DSCR
620 FICO. DSCR under 1.0. First-time investors. STR. ITIN.
- Starting at 620 FICO
- Up to 80% CLTV
- Highest representative score when there are multiple borrowers
- First-time buyers and first-time investors
- Short-term rentals and ITIN
- DSCR below 1.0 eligible
- Reserves start at three months
500 FICO
Bridge cash-out / foreclosure bailout
500 FICO. $100K to $5M. Poor condition considered.
- 500 minimum FICO
- $100K–$5M loans
- Up to 50% LTV cash-out
- Mixed-use and multifamily considered
- Properties in poor condition considered
No job docs
DSCR HELOC
The rent qualifies the line. No job. No personal income.
- Up to $1M first lien
- Up to $500K second lien
- Qualifies on property cash flow
- No personal income or employment documentation
No HOA cap
Non-warrantable condos
No HOA reserve rule. No investor-concentration cap.
- No HOA budget reserve requirement
- No investor-concentration cap
- Multiple income-documentation options
Homeowner.
No FICO
Owner-occupied no-ratio
No FICO floor. No income. No DTI. One day out of bankruptcy.
- Primary and second home
- No minimum FICO
- No income or DTI calculation
- One day out of bankruptcy
- Mortgage lates allowed
- Up to $1.5M and 55% CLTV
To $1M
Bank-statement HELOC
Up to $1M. Bank statements. Assets. LLC. Non-warrantable.
- Up to $1M
- Bank-statement qualification
- Asset utilization
- LLC vesting
- Non-warrantable condos allowed
3.5% down
Alternative home purchase
600 FICO. 3.5% down. 40-year term.
- 600 minimum FICO
- 3.5% minimum down
- 40-year term
- Subject to that program’s own requirements
To $2M
Expanded Non-QM
620 FICO. Two-year credit events. Up to $2M. 40-year term.
- 620 FICO
- Two-year seasoning on major credit events
- Primary wage earner’s credit score
- Up to $2M loan or cash-out
- 40-year options
Income tools.
600 or no score
Flexible-credit Non-QM
600 FICO or no score. 60% DTI. 100% gift funds.
- 600 FICO or no score
- Up to 60% DTI
- 100% gift funds
- Alternative income documentation
- Up to 85% LTV primary and second home
- 75% investment, 65% vacant land
- Credit-event seasoning has to be confirmed
$15K / mo
Property equity as income
$1.5M of eligible equity can count as $15K a month.
- 60% of eligible property equity, divided by 60 months
- $1.5M eligible equity produces $15K monthly qualifying income
- Can be combined with other eligible income
90% LTV
W-2 to 1099
No 1099 history. No expense factor. Up to 90% LTV.
- No minimum 1099 history
- No expense factor
- Up to 90% LTV
- Full documentation required
- Built for borrowers without business expenses
DSCR loans
Banks read your tax returns. We read your rent.
If it is a rental, the rent is the test. Pass it and we fund it. Sub-1.0, no-ratio, vacant, STR, LLC, ITIN. Bring the ugly ones.
- 1.00x floor. 1.25x prices better. 0 tax returns.
- Purchase often near 80% LTV. Cash-out often 70–75%.
- Flexible DSCR from 620, including under 1.0.
- No-ratio to $1.5M. No FICO floor. ITIN and foreign nationals.
- Also on the menu: 600 FICO at 60% LTV. DSCR down to 0. Loans to $4M. Blanket 2–25 to $6.25M.
HELOC
Leave the first mortgage alone.
Killing a 3% first to get cash is a bad trade. The line sits in second position. HELOC only in GA, FL, TN, AL, NC, and SC. If a cash-out refi is cheaper, we will say so. We would rather win the next deal.
- First mortgage stays. Typical 80–85% combined.
- Primary, second home, or rental.
- Bank-statement HELOC to $1M. DSCR HELOC on the rent.
- Draw what you need. Interest on what you use.
- Outside those 6 states? HELOC is a no. Send the DSCR.
Conventional. No hit to the rate.
Cash out the house. No hit to the rate.
Conventional usually taxes the rate for credit, cash-out, and a second home. This screen does not. 90% on the primary at 660. 85% cash-out on the second home at 660. Guidelines still apply. Not a promise you hit the cap. Full cash-out page
90% at 660
Primary residence cash-out
- Up to 90% LTV with a 660+ FICO
- Up to 80% LTV with a 620+ FICO
- Conventional guidelines
- No hit to the rate
No hit to the rate
Second home
- Purchase and rate-and-term: up to 90% LTV with a 660+ FICO
- Cash-out refinance: up to 85% LTV with a 660+ FICO
- Up to 80% LTV with a 620+ FICO
- Conventional guidelines
- No hit to the rate
We screen the ugly ones
Built for people who buy the next property before the last one is pretty.
Twenty doors. One text. A bank's no is the starting line. If we can structure it, we fund it.
Scaling rentals
You are a business. Stop getting underwritten like a first-timer. LLC is normal. The rent is the test. Personal DTI is not.
BRRRR and cash-out
Hard money burns about $317 a week on a $150K note. Cash-out often lands at 70–75%. Get out. Buy the next one.
A first mortgage worth keeping
Leave the first alone. HELOC in GA, FL, TN, AL, NC, and SC. If cash-out is cheaper, we will say so.
LLC and messy income
Banks read the tax return. We read the rent, the equity, and the deal. ITIN and foreign nationals: in, on the right door.
Live numbers
Run the deal before you talk to anyone.
Same formulas we use to structure it. Illustrative, not a quote. HELOC tab is GA, FL, TN, AL, NC, SC only.
$
$
25%
7.500%
$
1.20%
0.45%
Scenario
1.00x
Under 1.00x. Still a door.
Flexible DSCR from 620 and no-ratio take it. More down, same door.
- Loan amount
- $318,750
- PITIA / mo
- $2,813
- Cash flow / mo
- -$13
- Cash to close*
- $119,000
*Down payment plus an assumed 3% in closing costs.
No soft answers
The bank said no. Ask a better question.
Deals die in inboxes. Send yours.
No FICO floor on no-ratio. One day out of BK. Structure by text the same business day. We do not call.
3 steps. No hard pull. Not an application.