Deal Rescue Specialists
Every shop has overlays. Every investor has a guideline that kills a good file. When yours falls outside your box, send it here before it dies in underwriting. Your file, your client, our lender bench.
The variances strong LOs still can’t get approved
You know the agency guidelines cold. This is the other side of the market: non-QM, private, and portfolio investors that most retail and wholesale channels don’t have on their approved list. Our proprietary sourcing platform searches 6,000+ lending sources, from credit unions and agency lenders to non-agency, bridge, hard money, commercial, and private equity, to find the one that fits.
Credit scores and profiles
- Sub-620 and 500s FICO on select non-QM programs
- No-score, thin-file, and foreign credit
- Open collections, charge-offs, and disputed tradelines
- Recent mortgage lates and rolling lates
- DTI beyond agency limits
- Non-traditional credit references
Seasoning and credit events
- Short or no seasoning after BK, foreclosure, short sale, or deed-in-lieu on select programs
- Delayed financing and no-seasoning cash-out off appraised value
- Recently acquired, rehabbed, or flipped property
- Properties listed for sale in the last six months
- Title seasoning and recent deed transfers, including LLC to personal
- Loan modifications and forbearance history
Income and documentation
- 12 and 24-month personal or business bank statements
- P&L-only, CPA-prepared or borrower-prepared
- 1099-only and WVOE-only
- Asset depletion and asset utilization
- DSCR no-ratio and sub-1.0 DSCR
- Recently self-employed, K-1 heavy, and multiple entities
- Foreign income and non-U.S. assets
Property types
- Non-warrantable condos: litigation, investor concentration, single-entity ownership, high commercial space
- Condotels and hotel-condos
- Rural acreage, hobby farms, and agricultural zoning
- Log, dome, barndominium, container, and other unique construction
- Manufactured homes on land
- As-is properties with deferred maintenance
- Leasehold, unpermitted ADUs, and mixed-use 1–4 units
- Short-term rentals and properties in STR-restricted markets
Borrower and vesting
- Foreign nationals with no U.S. credit
- ITIN borrowers
- LLCs, corporations, and trusts
- First-time investors with no landlord history
- Non-occupant co-borrowers
- Large portfolios past agency financed-property limits
Loan structure
- Interest-only and 40-year terms
- Blanket and cross-collateralized loans
- Closed-end seconds and HELOCs on investment property
- Business-purpose cash-out with flexible use of proceeds
- Prepayment options to fit the hold period
- Bridge-to-perm and rehab with draws
Availability depends on the full file and changes with investor guidelines. Send the scenario and we’ll tell you what’s placeable right now.
The short-term deals that break normal guidelines
Experience requirements, budget-to-value limits, and seasoning rules kill a lot of good investor deals. Our bridge, rehab, and construction lenders underwrite the project and the exit, not just the borrower’s résumé.
Fix and flip
- First-time flippers with no track record
- Lopsided budgets where rehab exceeds the purchase price
- Heavy and structural rehab, including full guts and additions
- Leverage based on after-repair value
- Rehab funded through draws, with interest reserves available
- Cash-out on a flip mid-rehab to fund the next project
- Auction, REO, and assignment acquisitions
- Multiple active projects at once
- Fix-to-rent exits into DSCR
Ground-up construction
- First-time builders and investors with a licensed GC
- Lopsided budgets where construction costs far exceed land value
- Cash-out construction: use land equity to fund the build
- Spec homes, build-to-rent, and build-to-sell
- Infill, lot splits, ADUs, and teardown-rebuilds
- Townhomes, small subdivisions, and multi-unit builds
- Modular and panelized new construction
- Construction-to-DSCR and construction-to-perm exits
Bridge and rescue
- Mid-construction bailouts: refinance out a stalled or defaulting lender
- Completion capital for cost overruns
- Hard-money and private loan maturities that need a payoff
- Foreclosure bailouts and loans in default
- Cash-out bridge on free-and-clear property
- Vacant, non-stabilized, and value-add acquisitions
- Bridge to sale and bridge to refinance
- Partner buyouts and recapitalizations
- Cross-collateral to fund the next deal
Past 2–4 units and 5+ multifamily
Most shops stop at small-balance multifamily. We place true commercial: operating businesses, special-purpose assets, and construction, through banks, SBA lenders, debt funds, and private capital.
Over $10M? →
Your client stays your client
We’re not here to take your borrower. We’re the call you make so the deal doesn’t walk.
Your client relationship is protected
Before you share a file, we sign an affiliate partnership agreement with non-compete and non-solicitation terms, plus an NDA if you want one. Your borrower stays your borrower, on this loan and every one after it. We never market to your clients.
Co-brokering available
On business-purpose and commercial loans, we co-broker with licensed loan officers and brokers, with compensation agreed in writing before we start. On residential loans, co-brokering is available where permitted by law and your company, paid company to company for work actually performed and fully disclosed.
You stay in the loop
Milestone updates from submission through closing, so you’re never the last to know.
A straight answer, fast
If we can’t place it, we’ll tell you quickly so you can move on.
Financing falling apart?
Before you lose the commission, let us take a second look. We’re not here to replace your buyer’s lender. We’re the call you make when the first answer is no, or when the appraisal, condo questionnaire, or underwriter just killed the timeline.
Tell us where it fell out
The more specific, the faster we can answer. No borrower names needed for a first look.
Email the scenario
Include the loan type, purchase price or value, loan amount, credit, income type, and where it fell out. No borrower names needed for a first look.