Home. Investment.
Construction. Business.
All Under One Roof.

Replace your current loan at a potentially lower rate or shorter term. Subject to credit approval and market conditions.

• May reduce monthly payment
• Can shorten loan term
• Closing costs apply
• Break-even analysis recommended

Borrow against home equity. Increases total loan balance. Consult a tax advisor regarding deductibility.

• Max 80% LTV (Conventional)
• Max 85% LTV (FHA)
• Max 90% LTV (VA for eligible)
• Increases total loan balance

Simplified refinance for existing FHA loan holders. Must show net tangible benefit. Subject to FHA guidelines.

• Existing FHA loan required
• Must show net tangible benefit
• Reduced documentation requirements
• MIP still applies

Interest Rate Reduction Refinance Loan for eligible VA borrowers. Subject to VA eligibility requirements.

• Existing VA loan required
• Must show net tangible benefit
• VA funding fee applies (reduced)
• No appraisal required in most cases

Refinance options for rental and investment properties. DSCR programs may be available. Higher rates typically apply.

• DSCR programs may apply
• Typically 25% equity minimum
• Higher rates than primary residence
• Rental income documentation varies

Qualify using 12–24 months of bank statements. For self-employed borrowers. Income documentation varies by lender.

• 12 or 24 months bank statements
• Personal or business accounts
• No tax returns required (varies by lender)
• Higher rates than conventional

Qualification may be based on rental income vs. mortgage payment. For investors. Requirements vary by lender. Subject to credit approval.

• DSCR ratio typically 1.0+ required
• 20–25% down payment typical
• 640+ credit score common
• LLC closing may be available

Qualify using liquid assets as income. For retirees or HNW borrowers. Lender guidelines vary significantly.

• Liquid assets used as qualifying income
• No active employment required
• Significant assets needed
• Lender-specific guidelines

Qualify using 1099 forms instead of tax returns. For independent contractors. Subject to lender guidelines.

• 12–24 months 1099 forms
• No full tax returns required (varies)
• Self-employed/contractor income
• Higher rates than conventional

Qualify using CPA-prepared profit & loss statement. P&L must be prepared by a licensed CPA. Lender guidelines vary.

• CPA-prepared P&L required
• 12–24 months typically
• Business ownership verification
• Higher rates and down payments

For borrowers with an ITIN instead of SSN. Available to non-U.S. citizens with U.S. financial history. Subject to lender availability.

• Active ITIN number required
• U.S. credit/banking history needed
• 15–25% down payment typical
• All qualified borrowers welcome

For non-U.S. citizens purchasing U.S. property. Documentation requirements differ. Program availability and terms vary by lender.

• Valid foreign passport required
• Larger down payments typically required
• International credit history may be needed
• Primary, vacation, or investment

Pay only interest for initial period, then full P&I. Suitable for specific financial situations. Consult Ethan.

• IO period: typically 5–10 years
• Principal does not decrease during IO
• Higher payments begin after IO period
• Not suitable for all borrowers

Non-QM guidelines for loan amounts above conforming limits. Combines high loan amounts with alternative income docs.

• Above conforming loan limits
• Bank statement or asset depletion
• 700+ credit typically required
• Significant reserves required

Programs for recent bankruptcy, foreclosure, or short sale. Waiting periods and requirements vary by lender.

• Bankruptcy: 1–4 year waiting periods (varies)
• Foreclosure: 2–7 years (varies by program)
• Short sale: waiting periods vary
• Higher rates typically apply

One loan covers construction then automatically converts to permanent mortgage. Single closing. Subject to builder approval and credit.

• Single close — one set of closing costs
• Interest-only during construction phase
• Converts to permanent mortgage at completion
• Builder must be approved

Lock your permanent rate before construction begins. Available with FHA, VA, and Conventional programs.

• Rate locked at initial closing
• No re-qualification after construction
• Available: FHA, VA, Conventional
• Construction term typically 12 months

Separate construction loan, then new permanent mortgage after completion. More flexible — shop permanent rate after completion.

• Two separate closings
• Can shop permanent rate after completion
• More lender options available
• Re-qualification required at second close

For borrowers who want to act as their own general contractor. Limited lender availability. Construction experience typically required.

• Borrower acts as general contractor
• Significant experience required
• Limited lender availability
• Higher scrutiny on plans and budget

Purchase land AND finance construction in one loan. Popular with Turkish clients building from scratch. Subject to lender availability.

• Covers land purchase + construction
• Higher down payment typically required
• Land must be buildable/approved
• Builder approval required

Already own your lot? Finance construction on existing land. Land equity may count toward down payment. Subject to lender guidelines.

• Land owned free or with equity
• Land value may reduce cash needed
• Builder and approved plans required
• Construction-to-perm available

For major renovation projects too extensive for standard renovation loans. Finances acquisition + renovation costs.

• Major structural work covered
• Draw schedule during renovation
• After-improvement value used
• Licensed contractor required

Qualify based on property cash flow rather than personal income. DSCR and income doc requirements vary by lender.

• DSCR 1.0+ typically required
• 20–25% down payment
• 640+ credit typical
• LLC closing may be available

Financing for short-term rental properties. Some lenders use projected STR income. Subject to local regulations.

• STR income may qualify (lender specific)
• Local STR regulations must allow
• AirDNA market data may be used
• Higher rates than long-term rental

Buy, Rehab, Rent, Refinance, Repeat strategy. Cash-out after renovation and stabilization. Subject to seasoning requirements.

• Typically 6–12 month seasoning
• After-repair value determines max loan
• DSCR-based qualification often used
• Subject to lender guidelines

Finance 2–4 unit investment properties. Rental income from units may qualify in some programs. Subject to lender guidelines.

• 2, 3, or 4 unit properties
• Rental income from units may qualify
• Higher down payment than SFR
• DSCR programs available

Finance multiple rentals under one portfolio loan. Simplifies management. DSCR-based qualification. Subject to lender availability.

• Multiple properties in one loan
• Portfolio lenders only
• DSCR-based qualification
• Blanket lien on all properties

Short-term bridge financing for rehab and resale. Higher rates reflect short-term nature. Experience may be required.

• 6–18 month terms typical
• ARV (after-repair value) basis
• Experience may be required
• Higher rates than permanent loans

FHA-backed renovation loan. Includes purchase and renovation in one loan. Standard and Limited versions available.

• Purchase + renovation in one loan
• Min $5,000 repairs (Standard)
• HUD consultant required (Standard)
• Primary residence only

Fannie Mae conventional renovation loan. Finance purchase plus renovation. May be used for primary, second home, or investment.

• Up to 75% of after-improved value
• Primary, second home, investment
• Licensed contractor required
• Conventional guidelines apply

Bridge financing for investment property renovation. Short-term, higher rates. For experienced investors.

• Investment properties only
• Short-term (6–24 months)
• ARV-based qualification
• Higher rates than conventional

Buy-renovate-sell strategy. Typically 6–18 months. Not a long-term mortgage. Subject to lender guidelines.

• Up to 90% of purchase (experienced)
• ARV-based lending
• Exit strategy review required
• Higher rates than conventional

Most flexible SBA program. Business acquisition, working capital, real estate, equipment. Subject to SBA and lender requirements.

• Up to $5 million loan amount
• Terms up to 25 years (real estate)
• 10% down common
• SBA guarantee fee applies

Owner-occupied commercial real estate and equipment. Bank + CDC + borrower structure. Fixed rate on CDC portion.

• Owner-occupied commercial RE
• Typically 10% borrower contribution
• Fixed rate on 40% CDC portion
• Job creation/retention may be required

Conventional commercial mortgage for income-producing properties. Office, retail, industrial, multifamily (5+ units).

• 5+ unit multifamily, office, retail
• DSCR typically 1.20–1.25 required
• 20–30% down typical
• Personal guarantee usually required

Commercial property financing based on NOI. For experienced investors. Non-recourse may be available for qualified borrowers.

• Based on property NOI/DSCR
• Multi-family 5+ and commercial
• Non-recourse may be available
• Higher minimum loan amounts

Finance business equipment, machinery, technology. Equipment often serves as collateral. Subject to business credit.

• Equipment serves as collateral
• Terms aligned with equipment life
• 100% financing may be possible
• Business credit evaluated

Lines of credit and term loans for business operations. For cash flow, inventory, payroll, or growth. Subject to business financials.

• Business lines of credit
• Term loans for operations
• Business financials required
• Personal guarantee typically required