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• Rent-based cash-flow review
• Purchase, refinance and cash-out options
• Eligible investment properties, including 1–4 units

A typical residential DSCR calculation compares eligible monthly rent with principal, interest, taxes, insurance and association dues. Lenders set their own rent, ratio, credit, reserve and entity requirements. DSCR loans are for eligible investment/business-purpose properties, not your primary residence. Ask about any prepayment penalty.

Common starting documents
Lease or rent schedule, property details, insurance, assets and entity documents when applicable.

• 12- or 24-month statement options
• For eligible business owners
• Purchase and refinance scenarios

Qualifying deposits are reviewed with business expenses and ownership in mind. Transfers and nonbusiness deposits may be excluded; gross deposits are not automatically qualifying income. Documentation and availability vary.

Common starting documents
Complete bank statements, business ownership/history and any expense verification the lender requests.

• Review eligible 1099 earnings
• Useful for commission-based work
• Lender-specific expense adjustments

The lender determines the required history, allowable expenses and supporting documents. A 1099 form alone does not guarantee qualification.

Common starting documents
1099 forms, business/work history and supporting income documents requested by the lender.

• Focus on business earnings
• Preparer requirements vary
• Review current operating history

Accepted preparers, reporting periods and supporting statements depend on the program. The lender reviews the credibility and sustainability of business income.

Common starting documents
A qualifying P&L, business history and any supporting statements or preparer verification.

• Asset depletion or asset-qualifier options
• Cash, investments and eligible retirement assets
• Useful when regular income is limited

Different programs apply different asset discounts, reserve requirements and calculation periods. Funds needed for closing are considered; the same assets or income cannot simply be counted twice.

Common starting documents
Complete asset statements, ownership, access to funds and documentation of significant deposits.

• Investment-property scenarios
• Property and equity remain important
• Case-by-case program review

“No ratio” does not mean no underwriting, no documents or guaranteed approval. Lenders still review items such as credit, equity, reserves, collateral and transaction purpose.

Common starting documents
Property details, assets, credit authorization and any entity or lease documentation required.

• Alternative identification review
• Income and credit documentation required
• Availability depends on lender and state

An ITIN alone does not establish eligibility. Identification, residency documentation, tax history, property use and lender requirements must be reviewed individually.

Common starting documents
Accepted identification, ITIN verification and the income/asset documents requested through the secure portal.

• Investor-specific options
• Cross-border asset documentation
• Lender-specific ownership rules

Eligibility depends on the lender, documentation, property, source of funds and applicable restrictions. This is mortgage guidance, not immigration or tax advice.

Common starting documents
Accepted identification, source-of-funds evidence, property information and entity documents when required.

• Available in select programs
• Initial payments do not reduce principal
• Plan for later payment changes

When the interest-only period ends, payments can increase substantially. Interest-only does not erase the principal balance, and refinancing or a future sale is not guaranteed.

Common starting documents
Program-specific qualifying income or rental information, assets and a review of the full payment schedule.

• Warrantable and non-warrantable review
• Project documentation matters
• Insurance, budget and project risks reviewed

A strong borrower profile does not resolve every condo-project issue. Eligibility depends on the lender’s review of the association, building, insurance, litigation and other project conditions.

Common starting documents
Condo questionnaire, budget, master insurance, financials and requested project documents.

• Fixed-rate and ARM options
• Income, credit and assets reviewed
• Mortgage insurance may apply

Property use, loan size, down payment, underwriting findings and lender overlays affect the available options. Compare total cost as well as the interest rate.

Common starting documents
Income documentation, asset statements, identification and property information.

• Low-down-payment options
• Income limits can apply
• Education requirements may apply

These programs have specific income, occupancy and other eligibility rules. They are not automatic grants, and closing costs and mortgage insurance may still apply.

Common starting documents
Income, assets, property information and any required homebuyer-education certificate.

• Low-down-payment financing
• Purchase and refinance options
• Upfront and ongoing mortgage insurance

The lender reviews borrower eligibility and property standards. FHA financing is not limited to first-time buyers. Mortgage-insurance costs and duration depend on the loan terms.

Common starting documents
Income, assets, credit authorization and property information.

• No-down-payment options for eligible borrowers
• No monthly VA mortgage insurance
• Funding fee may apply unless exempt

A Certificate of Eligibility, entitlement, occupancy, appraisal and lender underwriting all matter. Closing costs can still apply, and some situations require a down payment.

Common starting documents
Certificate of Eligibility, income, assets and property documentation.

• Eligible primary residences
• Income and location requirements
• No-down-payment options may be available

Check the property address and household income before relying on USDA eligibility. Program fees, closing costs and lender requirements still apply.

Common starting documents
Household-income documentation, assets, identification and the property address.

• Primary and second-home options
• Fixed-rate and ARM structures
• Reserve and documentation review

Lender requirements vary with the loan size, property, credit, down payment and income documentation. A larger down payment does not eliminate underwriting.

Common starting documents
Complete income and asset documentation, reserves and property information.

• Initial fixed period
• Later rate and payment changes
• Review index, margin and caps

An ARM can adjust after the initial period. Compare the adjustment schedule and potential payment changes rather than assuming a future refinance will be available.

Common starting documents
Standard qualifying documents and the proposed loan’s adjustment disclosures.

• Compare payment and total cost
• Review closing-cost break-even
• Shorter or longer term options

A lower payment can come from a longer repayment period and may increase total interest. Compare costs, remaining term and your expected time in the home.

Common starting documents
Current mortgage statement, income, assets, insurance and property information.

• New first-mortgage terms
• Equity and cash-out limits apply
• Compare with a second-lien option

The new loan affects your entire mortgage balance. Review closing costs, the new rate and the risk of converting other debt into debt secured by your home.

Common starting documents
Current mortgage, income/assets, intended use of proceeds and property documentation.

• Borrow during an eligible draw period
• Usually a variable interest rate
• Payments can change over time

Review draw and repayment periods, minimum draws, fees and rate changes. Your home is collateral; the existing mortgage and combined loan-to-value limits matter.

Common starting documents
Mortgage statement, property value information, income, credit and assets as required.

• Often structured as a second lien
• Usually a fixed rate
• Keep the existing first mortgage in place

A second lien adds a payment and uses your home as collateral. Compare the combined payments, rate, fees and repayment period with cash-out refinancing.

Common starting documents
Existing mortgage details, income, assets, insurance and property information.

• Property and exit-plan review
• Renovation budgets may be required
• Maturity and fees deserve close review

Fix-and-flip and bridge programs differ. Financing can involve draws, interest-only payments or a balloon at maturity. A sale or permanent refinance is not guaranteed.

Common starting documents
Purchase contract, scope/budget, experience, assets and a proposed repayment/exit plan.

• Builder and project review
• Budget and draw requirements
• Program-specific completion rules

Ask about eligible construction-to-permanent or renovation programs, including FHA 203(k) where available. Contractor approval and property/project requirements apply.

Common starting documents
Plans, contract, builder/contractor information, budget and standard borrower documents.

• HECM age and equity requirements
• Required counseling and financial assessment
• Taxes, insurance and upkeep remain due

HECM borrowers generally must be at least 62. The loan balance grows and becomes due under specified events. Occupancy, property charges and maintenance obligations continue. Paul can coordinate specialist guidance.

Common starting documents
Age/ownership evidence, mortgage and property-charge details, and counseling documents when applicable.