Investor loans with no minimum credit score. Thirty years, fixed, on your equity.

Two programs for credit the banks will not touch

The 50% program is for investors with real equity and a credit file that rules them out everywhere else. There is no minimum score. A bankruptcy discharged yesterday, a foreclosure, mortgage lates or a notice of default do not stop the file. The loan is sized on the property, capped at half its value, and amortizes over 30 years at a fixed rate with no balloon.

The 30-year fixed rental loan is for investors with a weaker score who need more leverage. It is priced at every credit tier, including below 600, and goes to 75% of the purchase price. On a refinance, leverage steps down with the score.

Who it fits

• A hard money or bridge loan that is maturing and cannot be refinanced into a standard DSCR loan because of credit — first and second liens can both be paid off.
• A vacant rental, with no lease to qualify on.
• An inherited property, a family transfer or a partnership buyout — no title seasoning at 50%.
• A recent bankruptcy, foreclosure or short sale. No waiting period.
• A construction or fix-and-flip loan to take out now that the work is done.
• A condo in a non-warrantable or litigated HOA, provided there is no health or safety issue.
• Short-term rentals, and assisted living, sober living and residential care homes of 1–4 units.
• Rentals with balances of $600k to $2M that a DSCR lender will not size.

What does not matter

• Your credit score, on the 50% program. Credit is pulled to price the loan, but no score disqualifies you.
• Your income. No tax returns, no pay stubs, no personal income check, no reserves.
• Bankruptcy, foreclosure, deed-in-lieu or short sale — no seasoning after discharge or completion.
• Mortgage lates or a notice of default — acceptable with a letter of explanation.
• Judgments, charge-offs and collections on the credit report do not have to be paid off.
• Vacancy. The property does not need a tenant.
• How long you have owned it. No title seasoning at 50%.
• Unpaid property taxes on the subject property can be paid from the loan.

What does stop a file

• Refusing an escrow account. Property taxes and insurance are always impounded.
• Not enough cash to close, measured on the settlement statement.
• A property that is not habitable. Deferred maintenance is fine; a gutted house is a fix and flip loan.
• Personal liens or judgments on title that cannot be paid off through the closing.
• Federal tax liens, unless they are paid or on a confirmed payment plan (case by case).
• Felony charges, past or pending, or current probation.
• First-time homebuyers, and owner-occupied homes of any kind. These are investment loans only.

Structure

• 30-year fixed, fully amortizing. No balloon, no interest-only period. Shorter terms are available.
• Purchase, rate-and-term refinance and cash-out. At 50% there is no limit on the cash out.
• Prepayment penalty: five years, declining 5%, 4%, 3%, 2%, 1%. Each year can be bought off for a 0.375% fee, down to a one-year minimum. In Kansas and New Mexico no penalty applies; 1% is added to the rate or 1.5% to the fee instead. Loans to individuals rather than entities in New Jersey and Pennsylvania carry no penalty.
• Borrower: an individual or an entity. US citizens, permanent residents and foreign nationals.

Loans over $2 million

For larger 1–4 unit rentals in major metropolitan markets, a jumbo version runs from $2M to $10M: 30-year fixed, up to 65% of value, 600 minimum credit, rates from 8.165% at 50%. It is for seasoned investors only.

What we charge

Nothing. No application fee, no processing fee, no upfront fee of any kind. We are paid by the lender when the loan closes. Lender fees are itemised on the lender’s disclosure before you commit.

What to send for a quote

Six items get you real numbers. Nothing is charged to look.

• Property address and type
• Purchase price, or current value and what is owed on a refinance
• Your credit score range, or “no score”
• Any bankruptcy, foreclosure or notice of default, with dates
• Annual property taxes and insurance
• How many properties you own

Better credit? Compare first.

With 640 or higher and a property that rents, a DSCR rental loan usually prices lower — from 6.875% — and goes to 80% or more. The programs on this page are for the files a DSCR loan cannot hold. Send the deal and we will tell you which one it fits.

Retail, warehouse, auto shop or mixed-use? The same no-minimum-credit structure covers commercial property at up to 50% of value. See commercial loans.