Frequently Asked Questions

No. We never ask for your Social Security Number to get started. Our initial application only collects basic contact information and loan preferences. Your SSN is only required later in the process if you choose to move forward and authorize a formal credit check.

Applying is completely free and there is no obligation. You only incur costs if you choose to move forward with a formal loan application, which may include an appraisal fee and credit report fee — both of which are standard industry costs disclosed upfront.

Pre-qualification is typically same-day. Once you submit your application, we review your information and reach out within 1 business day with your pre-qualification status and recommended programs. A formal pre-approval letter with income verification can take 2-5 business days.

We are licensed in Florida and Georgia for residential lending (FHA, VA, Conventional). Our DSCR (investor rental) and Commercial loan programs are available in all 50 states nationwide. If you are unsure which program applies to you, contact us and we will help you find the right solution.

It depends on the loan program. FHA loans allow credit scores as low as 580. Conventional loans typically require 620 or higher. VA loans have flexible requirements. DSCR and commercial loans focus more on the property income than your credit score. If your credit is below these thresholds, ask us about credit improvement options before applying.

DSCR stands for Debt Service Coverage Ratio. It is a loan for real estate investors where the property's rental income qualifies the loan — not your personal W-2 or tax returns. If the property generates enough rent to cover the mortgage payment (DSCR of 1.0 or higher), you can qualify. It is available in all 50 states and is popular with investors building rental portfolios. Learn more about DSCR loans.

Absolutely. We have several programs designed specifically for self-employed borrowers including Bank Statement Loans (using 12-24 months of deposits instead of tax returns), 1099-Only Programs, Stated Income Loans, and Asset Utilization Loans. The best program depends on your specific situation.

VA loans require 0% down for eligible veterans. FHA loans start at 3.5% down. Our Conventional 1% Down program allows qualified buyers to purchase with just 1% down. Down payment assistance programs may also be available in your county that can cover part or all of your down payment. Ask us about current programs in your area.

Pre-qualification is a quick estimate based on self-reported information — it gives you a ballpark of what you may qualify for with no credit check. Pre-approval is a more rigorous review where we verify your income, assets, and credit to issue a formal letter that sellers take seriously. In competitive markets, a pre-approval letter is essential.

From pre-approval to closing typically takes 21 to 45 days for purchase loans, and 30 to 60 days for refinances. The timeline depends on the loan program, how quickly documentation is provided, and appraisal turnaround times. We work hard to keep things moving and communicate with you every step of the way.

Standard documentation includes: last 2 years of W-2s or tax returns, last 2 pay stubs, last 2 bank statements, photo ID, and information about the property. Self-employed borrowers use bank statements instead of tax returns. DSCR loans require lease agreements or rental market analysis instead of income documents. We will provide you with a specific checklist based on your loan type.

Closing costs are fees associated with processing and closing your loan. They typically range from 2% to 5% of the loan amount and include lender fees, title insurance, appraisal, attorney fees, and prepaid expenses like homeowners insurance and property taxes. Some programs allow the seller to contribute toward closing costs, which can significantly reduce your out-of-pocket expense.

Yes. Once you have a purchase contract or are ready to refinance, you can lock your interest rate for a set period (typically 30, 45, or 60 days) to protect against rate increases while your loan is being processed. Rate locks may have a cost depending on the lock period and market conditions.

Yes. DSCR loans have no limit on the number of financed properties you can hold, making them ideal for building a rental portfolio. Conventional loans typically limit investors to 10 financed properties. Commercial loans are evaluated property by property regardless of how many you own. Contact us to discuss your portfolio strategy.

Yes. Our DSCR loan program considers short-term rental income based on market rental rates or actual rental history. This is excellent news for investors in vacation rental markets like Orlando, which has one of the strongest short-term rental markets in the country.

Yes. DSCR and commercial loan programs allow vesting in an LLC, LP, or other business entity. This is preferred by many investors for liability protection and tax benefits. Residential (FHA, VA, Conventional) loans must be in an individual's name.