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

Replace your current mortgage with a new loan at a potentially lower rate or shorter term. No equity extraction. No Texas homestead waiting period restrictions apply.

• Reduce monthly payment or shorten loan term
• Remove FHA MIP by refinancing to conventional
• Lock ARM into fixed rate
• Breakeven: closing costs ÷ monthly savings = months

Texas homestead cash-out is governed by Article XVI Section 50(a)(6) of the Texas Constitution. Strict 80% LTV cap, 12-day waiting period, and closing location rules apply.

• 80% LTV cap — constitutional, cannot be waived
• 12-day waiting period after application/disclosure
• Closing must occur at title company or attorney
• One Texas equity loan outstanding at a time; 12-month seasoning

Simplified refinance for existing FHA borrowers. Reduced documentation. Must show net tangible benefit. "Streamline" means simplified process — not zero cost.

• Existing FHA loan required
• Credit-qualifying and non-credit-qualifying versions
• Net tangible benefit standard required by HUD
• Appraisal may not be required (lender-specific)

Interest Rate Reduction Refinance Loan for eligible VA borrowers. Streamlined path — limited documentation, no appraisal in most cases. Must benefit the veteran.

• Existing VA loan required
• Reduced VA funding fee on IRRRL
• No appraisal typically required
• Must show net tangible benefit

Refinance rental properties using DSCR qualification — no personal income docs needed. BRRRR strategy refinance. Cash-out available at 75–80% LTV.

• DSCR 1.00+ typically required
• 25% equity typical for cash-out
• No personal income documentation
• Seasoning: 6–12 months typically required

Qualify using 12–24 months of bank deposits — no tax returns required. For business owners, contractors, and commission earners whose tax returns understate real cash flow.

• 12 or 24 months personal or business statements
• Expense factor applied to deposits (lender-specific)
• 2+ years self-employment history typical
• Primary, second home, or investment property

Qualify on property rental income, not personal income. DSCR = Monthly Rent ÷ PITIA. No tax returns or W-2s typically needed. LLC vesting available at some lenders.

• DSCR 1.00+ typically required; 1.15+ for best pricing
• 20–25% down; 640+ credit common
• Rent source: executed lease or 1007 market rent
• LLC vesting allowed by some lenders

Liquid assets converted to qualifying income using a lender formula. Designed for retirees and high-net-worth borrowers with strong assets but limited recurring income.

• Eligible assets: checking, savings, brokerage, retirement
• Assets divided over lender-specific term (60–120 months)
• Retirement accounts may receive haircut
• Combine with Social Security or other income

Qualify using 1099 forms instead of full tax returns. For independent contractors, realtors, nurses, gig workers, and commission-based earners with consistent 1099 income.

• 12–24 months 1099 forms
• Income continuity and stability matter
• Supporting evidence of business/work history
• YTD decline can trigger additional review

Qualify using a CPA-prepared profit & loss statement. For business owners with strong current-year performance. CPA validation and business continuity are critical.

• CPA-prepared P&L required
• Business existence verification needed
• 12–24 months P&L typical
• Compensating factors (credit, reserves) weigh heavily

Home loan for borrowers using an ITIN instead of Social Security Number. Lender-specific programs requiring stronger down payment and established U.S. financial history.

• Active ITIN and 2+ years U.S. tax filing
• 15–25%+ down payment typical
• U.S. credit or alternative credit history
• Primary residence; lender-specific availability

For non-U.S.-resident investors or second-home buyers. Qualification leans on down payment, liquid assets, identity documents, and property purpose.

• Foreign passport and identity documentation
• 30–40%+ down common; strong reserves
• Foreign credit or reference documentation
• Investment or second home; primary occupancy limited

Pay only interest for an initial period (5–10 years), then full principal + interest. For specific financial strategies — consult Ethan on suitability.

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

Non-QM qualification for loan amounts above the conforming limit. Combines high loan amounts with alternative income documentation (bank statement, asset depletion).

• Above $832,750 conforming limit
• Bank statement or asset depletion qualification
• 700+ credit typically required
• Significant reserves required

Programs for borrowers with recent bankruptcy, foreclosure, or short sale. Waiting periods and requirements vary significantly by lender and event type.

• Bankruptcy: 1–4 year waiting periods (lender-specific)
• Foreclosure: 2–7 years (varies by program)
• Higher rates and down payment typically apply
• Non-QM path available during agency waiting periods

One loan covers construction phase, then automatically converts to permanent mortgage at completion. One closing, one set of closing costs. Builder and plans required.

• Single close — one set of closing costs
• Interest-only during construction phase
• Converts to 30-year permanent mortgage
• Rate-lock before construction in most programs

Lock your permanent rate before construction begins. Available with FHA, VA, USDA, and conventional programs. Eliminates re-qualification risk after build completion.

• Rate locked at initial closing before build starts
• No re-qualification after construction completes
• FHA OTC, VA OTC, USDA OTC, Conventional versions
• Construction term typically 6–12 months

Separate construction note then a new permanent mortgage after completion. Flexibility to shop permanent rate after your home is built.

• Two separate closings (two sets of closing costs)
• Shop permanent rate after construction completes
• Borrower exposed to rate change between closings
• Re-qualification required at permanent closing

For borrowers acting as their own general contractor. Limited lender availability. Significant construction experience typically required. Higher scrutiny on plans and budget.

• Borrower acts as licensed general contractor
• Significant documented experience required
• Limited participating lenders
• Strong contingency reserves expected

Finance land purchase AND construction in one loan. Popular with Turkish-speaking clients building from scratch. Owned-land equity can offset down payment requirement.

• Covers land purchase + full construction cost
• Land equity may reduce required cash
• Both land and builder must be approved
• Higher down payment typical vs build-on-owned-land

Already own your lot? Finance construction on existing land. Your land equity typically counts toward down payment. Builder approval and approved plans required.

• Land owned free/clear or with significant equity
• Land value counts toward down payment
• Licensed builder and approved plans required
• Construction-to-perm available after completion

For projects too extensive for standard renovation loans. Combines acquisition + major renovation financing. Draw schedule during project. After-improvement value basis.

• Major structural work and full rehab covered
• Draw schedule with inspections at milestones
• After-improvement value determines max loan
• Licensed contractor required

Qualify on property cash flow — not personal income. DSCR = Monthly Rent ÷ PITIA. No tax returns or W-2s. The flagship investor program for Texas rental properties.

• DSCR 1.00+ typically required; 1.15+ for best pricing
• 20–25% down; 640+ credit
• LLC vesting available at select lenders
• Texas property tax included in PITIA calculation

Financing for short-term rental properties. STR income treatment is lender-specific — some use market rent fallback, others use STR revenue. Verify local zoning and HOA rules.

• STR income treatment varies by lender
• Local zoning must allow STR use
• HOA restrictions must be reviewed
• DSCR threshold may be stricter for STR

Buy, Rehab, Rent, Refinance, Repeat. Build a rental portfolio by recycling equity from completed projects. Combines bridge/hard money acquisition with DSCR permanent refinance.

• Bridge/hard money for acquisition + rehab phase
• 6–12 months seasoning before DSCR refi
• Refinance based on as-stabilized appraised value
• Proceeds from refi fund next acquisition

Finance 2–4 unit investment properties. Rental income from occupied units may be used for qualification under certain programs. Higher reserves than SFR.

• 2, 3, or 4 unit investment properties
• Rental income from units may qualify
• Higher down payment than SFR typical
• 6 months reserves common for investor 2–4 unit

Finance multiple rental properties under one blanket portfolio loan. DSCR-based qualification. Simplifies management of larger rental portfolios.

• Multiple properties under one loan structure
• Portfolio lenders only — not agency
• Blanket lien on all collateral properties
• DSCR-based qualification across the portfolio

Bridge/hard money financing for buy-renovate-sell strategy. 6–18 month terms. ARV-based lending. Exit strategy (sale or refi) reviewed at approval.

• 6–18 month terms typical
• ARV (after-repair value) basis for max loan
• Experience may be required by lender
• Carrying costs: interest + taxes + insurance + time

FHA-backed purchase + renovation loan. Standard 203(k) for major rehab; Limited 203(k) for up to $75,000 in repairs. After-improved value determines max loan. Primary residence.

• Purchase price + rehab budget in one FHA loan
• Standard: structural work, HUD consultant required
• Limited: cosmetic repairs up to $75K
• Primary residence only; after-improved value basis

Fannie Mae conventional renovation loan for purchase or refinance. Up to 75% of after-improved value. Primary, second home, or investment. Broader use than FHA 203(k).

• Up to 75% of after-improved value
• Primary, second home, or investment eligible
• Licensed contractor with lender-approved bids
• Conventional underwriting standards apply

Bridge financing for investment property renovation and stabilization. Higher rates, shorter terms. ARV-based qualification. Experience requirements vary by lender.

• Investment property only — not owner-occupied
• 6–24 month terms typical
• ARV-based maximum loan amount
• Exit strategy (sale or refi) reviewed at approval

Purchase + renovation financing for resale-focused investors. Short-term bridge or hard money structure. High rates reflect short holding period and risk profile.

• Up to 90% of purchase (experienced investors)
• ARV-based lending for rehab budget
• Interest reserved or accrued during project
• Exit: sale within 6–18 months target

Most flexible SBA program. Business acquisition, working capital, equipment, owner-occupied real estate, partner buyout. Government guarantee enables broader lender approval.

• Loan amounts up to $5 million
• Terms: up to 25 years (real estate), 10 years (equipment/WC)
• 10% equity injection typical for acquisition
• All 20%+ owners must personally guarantee

Best for owner-occupied commercial real estate and major fixed assets. Bank + CDC + borrower structure. Fixed rate on CDC portion provides long-term payment stability.

• Owner-occupied commercial real estate (51%+ occupancy)
• 50% bank / 40% CDC / 10% borrower typical structure
• Fixed rate on 40% CDC second lien
• NOT for working capital — fixed assets only

Conventional commercial mortgage for office, retail, industrial, or multifamily (5+ units). DSCR-based qualification. Personal guarantee typically required.

• 5+ unit multifamily, office, retail, industrial
• DSCR 1.20–1.25 typically required
• 20–30% down payment common
• Personal guarantee from principals usually required

Commercial property financing based on Net Operating Income (NOI). For experienced investors in multifamily 5+ and commercial properties. Non-recourse may be available.

• Based on NOI / property DSCR
• Multifamily 5+ and commercial properties
• Non-recourse options may be available
• Higher minimum loan amounts typical

Finance business equipment, machinery, and technology. Equipment typically serves as collateral. Various term and structure options aligned with equipment useful life.

• Equipment serves as primary collateral
• Terms aligned with equipment useful life
• 100% financing may be possible for qualified
• Business credit and cash flow evaluated

Lines of credit and term loans for business operations — cash flow management, inventory, payroll, or growth capital. Business financials determine qualification.

• Business lines of credit and term loans
• Business financials and tax returns required
• Personal guarantee typically required
• Collateral requirements vary by lender and amount

Texas State Affordable Housing Corporation Homes for Texas Heroes: teachers, police, fire, EMS, corrections, veterans, and other qualifying occupations. 30-year fixed + DPA grant.

• Down payment assistance up to 5% of loan amount
• Grant structure — does not have to be repaid
• 30-year fixed FHA, VA, USDA, or conventional
• 620+ credit; income and purchase price limits apply

TSAHC's broader program for eligible Texas buyers who don't qualify under the Heroes category. Same structure: 30-year fixed mortgage + DPA grant or deferred second lien.

• Not limited to Heroes occupations
• DPA up to 5% of loan amount
• Grant or deferred second lien (program-specific)
• 620+ credit; income and purchase price limits

Texas Department of Housing and Community Affairs program for first-time homebuyers (not owned primary in 3 years) and eligible veterans. 30-year fixed + deferred 0% second lien.

• First-time buyer or eligible veteran required
• DPA up to 5% as 0% interest deferred second lien
• FHA, VA, USDA, or conventional first lien
• 620+ credit; household income and price limits apply

TDHCA program open to a broader audience — not limited to first-time buyers. DPA available as deferred second lien. Must meet income and purchase price limits.

• Not limited to first-time homebuyers
• DPA up to 5% deferred second lien
• Income and purchase price limits by county
• 620+ credit; homebuyer education required

Mortgage Credit Certificate provides a federal income tax CREDIT (not deduction) on qualified mortgage interest each year. Available through TSAHC and TDHCA. Consult a tax advisor.

• 15% credit rate referenced in current TDHCA notices
• Applied to annual mortgage interest paid
• Reduces federal income tax liability directly
• Potential recapture if sold within 9 years at gain + higher income