The right loan for the deal in front of you.
Whether it’s your first home or your fortieth rental, we start with your situation and match it to the program that fits. No rate bait. Just a straight answer on what you qualify for.
Homes you live in
From traditional agency loans to programs built for self-employed borrowers and hard-to-finance properties.
Conventional
Purchase and refinance on primary homes, second homes, and rentals.
FHA
Lower down payment and more flexible credit guidelines.
VA
Little or no down payment for eligible borrowers, with no monthly mortgage insurance.
USDA
Zero-down financing for qualifying properties and incomes.
Jumbo
Loan amounts above conforming limits, with full-doc and alternative-doc options.
Bank statement and alt-doc
Qualify on 12 or 24 months of bank statements, a P&L, 1099s, or assets instead of tax returns.
Asset-based qualifying
Use savings, investments, or retirement assets to qualify.
ITIN
Home financing using an Individual Taxpayer Identification Number.
Renovation loans
Finance the purchase or refinance and the renovation in one loan.
Refinance and cash-out
Lower your payment, change your term, or turn equity into cash.
Home equity and second mortgages
Access equity without refinancing a low-rate first loan.
Down payment assistance
State and local programs that can help with down payment and closing costs.
Non-warrantable condos and unique property
Condotels, non-warrantable condos, rural acreage, and properties banks turn down.
Recent credit events
Options after bankruptcy, foreclosure, short sale, or late payments, often sooner than agency waiting periods.
Ready to see what you qualify for?
Apply nowRentals, flips, construction, and commercial property
Business-purpose financing that qualifies on the deal, not your W-2. Built for investors from their first rental to large portfolios.
DSCR long-term rentals
Qualify on the property’s rent, not your tax returns. First-time investors and LLC vesting welcome.
Short-term rentals
DSCR financing using short-term rental income.
Fix and flip
Purchase and rehab funding with draws for renovation.
Bridge
Close fast, reposition a property, or get to permanent financing.
Ground-up construction
Land, soft costs, and hard costs for new construction, spec or build-to-rent.
Multifamily (5+ units)
Acquisition, refinance, and value-add financing.
Mixed-use and commercial
Retail, office, industrial, hospitality, and special-purpose property.
SBA 7(a) and 504
Buy or refinance the building your business operates from, or finance an acquisition.
Foreign national
Investment property financing without U.S. credit history.
Blanket and portfolio loans
Finance several properties under one loan and one payment.
Business-purpose cash-out
Pull equity from investment property to fund the next deal or the business.
Land and lots
Financing for raw land, entitled lots, and development parcels.
Project over $10M? Large commercial, development, and structured capital requests go through TLPG Capital.
Have a property in mind?
Tell us about the dealHard files are the job
Most “no” answers come from one lender’s guidelines. With 75+ residential lenders and 6,000+ investor and commercial sources behind us, we start with what can work. Turned down somewhere else? Send it over.
Four steps, one team
Tell us the scenario
A short form or a quick call. Purpose, property, income type, and anything that’s been a problem.
We match the program
We review fit and compare options across our lender network.
Apply and submit
One application, a clear document list, and a submission built to get approved.
Close with updates
We work the file to closing and keep you, your agent, and your partners in the loop.
Get a head start
Residential
Photo ID · Recent pay stubs and W-2s, or 12–24 months of bank statements if self-employed · Two months of asset statements · Purchase contract or current mortgage statement · Homeowners insurance contact
Investor and commercial
Property address and purchase price or value · Leases or rent estimate · Rehab or construction budget, if any · Entity documents for LLC vesting · Real estate experience, if any · Proof of funds for down payment and reserves
Common questions
Do you work with self-employed borrowers?
Yes. Bank statement, P&L, 1099, and asset-based programs let self-employed borrowers qualify on what they actually earn, not just what shows on their tax returns.
I was turned down by another lender. Can you still help?
Often, yes. Most declines come down to one lender’s guidelines or overlays. Send us the scenario and we’ll tell you straight whether there’s a path.
Will talking to you affect my credit?
We can review your scenario before any credit pull, and we’ll tell you before one happens.
Can I buy an investment property in an LLC?
Yes. Most of our investor programs allow LLC vesting, and many don’t require personal income documentation.
Which states do you lend in?
We’re licensed in 48 states and Washington, D.C., every state except New York and West Virginia. Commercial and business-purpose loans may be available in additional states.
Will you work with my agent or loan officer?
Absolutely. We work alongside Realtors, loan officers, and brokers, and we keep everyone updated through closing.