Frequently Asked Questions

Minimum credit requirements vary by program. FHA loans may accept scores from 580 with a 3.5% down payment. Conventional loans typically start at 620. VA and USDA loans have flexible credit guidelines. Some non-QM programs like bank statement or DSCR loans have their own thresholds — contact us to review your specific profile.

Down payment requirements vary by loan type. FHA loans start at 3.5% down, conventional loans may start at 3–5%, and VA and USDA loans offer zero-down options for eligible borrowers. Investment property programs and jumbo loans typically require more. Ask us which program matches your situation.

For W-2 borrowers: recent pay stubs, last two years of W-2s, last two years of tax returns, two months of bank statements, and a government-issued ID. Self-employed borrowers may qualify using 12–24 months of bank statements instead of tax returns. DSCR investment loans qualify on the property’s rental income with minimal personal documentation.

A typical purchase mortgage closes in 30–45 days from application. The timeline depends on loan type, appraisal scheduling, title work, and how quickly documentation is received. Some non-QM programs have streamlined underwriting that can move faster. We aim to close as quickly as your situation allows.

Refinancing may make sense to lower your rate, shorten your term, switch loan types, or access equity. Whether it’s worthwhile depends on your current rate, remaining loan balance, closing costs, and how long you plan to stay in the home. A cash-out refinance or HELOC may also let you tap equity without replacing a low-rate first mortgage. Talk to us to run the numbers for your specific situation — no obligation.

FHA loans are government-backed mortgages insured by the Federal Housing Administration. They typically allow lower credit scores, smaller down payments (as low as 3.5%), and more flexible qualification guidelines than conventional loans. They’re often a strong option for first-time buyers and borrowers rebuilding credit. See our FHA home loans page for details.

Pre-qualification is an informal estimate of what you may be able to borrow, based on the information you share — income, assets, debts, and credit range. A soft credit inquiry is typically used at this stage, which does not affect your credit score. Pre-qualification is a useful starting point before you’re ready to make an offer. Reach out to start the conversation.

Pre-qualification is a quick estimate based on self-reported information. Pre-approval involves verifying your documentation — income, assets, and a hard credit pull — and carries more weight with sellers. If you’re actively writing offers, a pre-approval letter is generally required. We can help with both.

A common guideline is to keep total housing costs (principal, interest, taxes, and insurance) at or below 28–31% of gross monthly income, though this varies by loan type and lender. Debt-to-income ratio, down payment, credit profile, and the specific program all affect your maximum loan amount. The best way to know your real number is to get pre-qualified — contact us for a no-obligation review.

Yes. Self-employed borrowers often qualify through a bank statement loan , which replaces tax returns with 12–24 months of personal or business bank deposits. This works well for business owners and 1099 contractors whose tax returns show lower net income after write-offs. Standard conventional and FHA loans are also available if your documented income qualifies.

A bank statement loan qualifies you based on cash flow — typically 12 or 24 months of bank deposits — rather than W-2s or tax returns. Your lender averages your monthly deposits (sometimes applying an expense factor to business accounts) to determine qualifying income. It’s designed for self-employed borrowers, business owners, and 1099 earners. Learn more on our bank statement loans page .

Yes — that’s exactly what a DSCR loan is for. DSCR (Debt Service Coverage Ratio) loans qualify an investment property based on its rental income relative to the loan payment. No personal income documentation or tax returns are required. They’re used for single-family rentals, multifamily, and short-term rentals.

DSCR and non-QM programs typically do not have the same portfolio limits as conventional loans. Each property qualifies on its own income, so having existing rentals doesn’t automatically cap your eligibility. Exact limits depend on the lender, property type, and loan-to-value. Contact us to discuss your portfolio situation.

Yes. We offer NONI investment loans designed for foreign nationals who want to purchase U.S. investment properties. These programs require no U.S. income documentation, no U.S. credit history, and no Social Security number. An ITIN or foreign passport is typically used for identification.

Our NONI (No Income, No Asset) program is available for investment property purchases where no income or asset verification is required. This program is for investment properties only — not primary residences. It’s commonly used by foreign nationals, self-directed investors, and borrowers with complex or undocumentable income.

VA loans are available to eligible veterans, active-duty service members, and surviving spouses. Key benefits include no down payment requirement, no private mortgage insurance, and generally competitive terms compared to conventional alternatives. The VA does not set a loan limit for eligible borrowers with full entitlement, though lenders may have their own guidelines. See our VA home loans page for eligibility details.

A jumbo loan is a mortgage that exceeds the conforming loan limits set by Fannie Mae and Freddie Mac. These limits adjust annually and vary by county. Jumbo loans are used for higher-priced homes and typically require stronger credit and reserves than conforming loans. See our jumbo mortgages page for current program details.

Yes. VA loans offer zero-down financing for eligible veterans and active-duty service members. USDA loans offer zero-down financing for eligible properties in qualifying rural and suburban areas. Eligibility depends on location, household income, and borrower qualifications. See our USDA home loans page for details.

A DSCR (Debt Service Coverage Ratio) loan qualifies an investment property based on its rental income, not the borrower’s personal income. The ratio compares the property’s gross monthly rent to the total monthly loan payment — a ratio at or above 1.0 generally indicates the property cash-flows. No personal tax returns or pay stubs are required. See our DSCR loans page .

Yes, for eligible homeowners 62 and older. A reverse mortgage allows you to convert a portion of your home equity into cash or monthly income with no required monthly mortgage payment. The loan is repaid when the home is sold, vacated, or the borrower passes away. Eligibility depends on age, home value, existing liens, and property type. See our reverse mortgage page for details.

A bridge loan is short-term financing — typically 6–24 months — that lets you act before a long-term solution is in place. Common uses: buying a new property before selling an existing one, funding a time-sensitive acquisition, or covering a gap between construction and permanent financing. Asset-based underwriting means faster closes. See our bridge loans page .

Yes. Our hard money and rehab loan programs are asset-based — qualification focuses on the property’s value and the borrower’s plan, not personal income documentation. These are designed for fix-and-flip projects, auction purchases, and quick-close investment opportunities. See our hard money loans and rehab loan pages for details.

Yes. We offer commercial real estate loans for office, retail, industrial, multifamily (5+ units), and mixed-use properties. Commercial programs typically underwrite based on property income and project financials rather than personal income alone. See our commercial loans page for current programs.

A HELOC (Home Equity Line of Credit) or fixed-rate second mortgage lets you access equity while keeping your existing first mortgage — and its rate — intact. This is often preferable to a cash-out refinance when your first mortgage has a rate you want to preserve. A HELOC gives you a revolving credit line; a fixed-rate second gives you a lump sum with predictable payments.

A cash-out refinance replaces your existing mortgage with a new, larger loan. The difference between the new loan amount and your current balance is paid to you at closing. This can be used to fund home improvements, consolidate debt, invest, or cover major expenses. It replaces your first mortgage entirely, so it works best when the new rate and terms are favorable relative to your existing loan.

Closing costs are fees paid at settlement and typically include lender origination fees, third-party services (appraisal, title insurance, settlement agent), prepaid items (homeowners insurance, property tax escrow), and government recording fees. The total varies by loan amount, property location, and loan type. You’ll receive a Loan Estimate disclosing estimated costs within three business days of application.

We serve borrowers in multiple states. Program availability varies by loan type and property location — some programs are available more broadly than others. Contact us to confirm availability in your state.