Programs
Four tracks. Pick yours, or text us and we'll point you to the right one.
Investor lending
Business-purpose loans underwritten on the deal, not your tax returns. Texas's #1 rehab and construction lender for investors.
Closes in as little as 3–5 days See programs →0% down + up to $70K to renovate — your primary home
Buy the house you'll live in and renovate it with one loan — up to $70,000 of cosmetic and system work, with down payment assistance covering what you'd normally bring. One closing, one payment, and the work starts right after you get the keys. A homebuyer program, not a fix & flip.
Closes in as little as 14 days See programs →Homebuyers & down payment assistance
First home or fifth. No lender overlays, assistance programs with no first-time-buyer or income restriction, and a team that answers the phone.
Closes in as little as 14 days See programs →Self-employed, ITIN & foreign national
If your taxes don't tell the whole story, these do.
Closes in about 2 weeks See programs →All programs
Investor lending
Fix & Flip
Purchase plus renovation in one loan. 0–10% down depending on the project. No prior experience needed. No appraisal on most deals. Business-purpose loan for a property you'll sell or rent — not for your own home.
Ideal for: First-time and repeat flippers who need to move on a property this week.
Ground-Up Construction
Build-to-sell or build-to-rent. No experience required. If you already own the lot, its value counts toward your cash to close — often bringing it to zero.
Ideal for: Builders, spec investors, and lot owners ready to break ground.
Bridge
Short-term financing to buy before you sell, pull equity for the next deal, or hold while you stabilize.
Ideal for: Investors who need speed and flexibility between transactions.
BRRRR
Buy, rehab, rent, refinance, repeat. We handle the acquisition loan and the DSCR refinance on the back end so you keep moving.
Ideal for: Buy-and-hold investors scaling a rental portfolio.
DSCR Rental
Qualify on the property's rent, not your income. Up to 80% LTV, loan amounts to $2M, FICO from 620. Close in an LLC. Finance up to 20 properties.
Ideal for: Landlords who want to stop handing over tax returns.
0% down + up to $70K to renovate — your primary home
How it works
Find a home that needs updating. We write your renovation budget into the loan, and the appraisal is based on the home's value after the work is done — so you qualify on the finished house, not the fixer. Down payment assistance covers the standard down payment, which is how you get to 0% out of pocket.
Ideal for: Buyers priced out of move-in-ready homes who are willing to see past the carpet.
What's covered — up to $70,000
Cosmetic and non-structural work: flooring, interior and exterior paint, kitchen and bathroom remodels, cabinets and countertops, appliances, roof replacement, HVAC, water heater, plumbing and electrical repairs, windows and doors, fencing, minor decks, accessibility updates, and energy-efficiency items. Lead-paint and safety repairs flagged by the appraiser are covered too.
Ideal for: Homes that photograph badly and inspect fine.
What's not covered
Structural changes, foundation work, room additions, moving load-bearing walls, pools, hot tubs, outdoor kitchens, landscaping-only projects, and anything that keeps you from living in the home for more than a couple of weeks. If your project needs those, ask us — there's a bigger version of this loan for structural work.
Ideal for: Knowing the line before you write an offer.
Who qualifies
Primary residence only — a 1–4 unit home you'll live in. Credit scores from 580, flexible debt-to-income, gift funds and co-borrowers welcome. No first-time-buyer requirement. The home must be at least a year old. Self-employed, ITIN and bank-statement borrowers: ask, some can pair with this.
Ideal for: Anyone a big bank has told no.
The contractor and the timeline
Work is done by a licensed, insured contractor — you pick them, we approve them, and we have a list if you need one. A written bid before closing. Work starts within 30 days of closing and wraps up within 9 months. Funds are released in draws as work is completed, with a contingency reserve built in for surprises. No consultant or inspector fees on this version.
Ideal for: Buyers who want it handled, not a DIY weekend.
The numbers on a real deal
$280,000 house that needs $45,000 of work. Loan is written on $325,000. Appraisal comes in on the finished home. Down payment assistance covers the 3.5%. You bring closing costs — often covered by seller credit or a second assistance layer. Payment is one mortgage on $325,000, not a mortgage plus a credit card for the kitchen.
Ideal for: Seeing it in dollars.
Homebuyers & down payment assistance
Down Payment Assistance
Up to 5% of the price toward down payment or closing costs. Options include a 5-year forgivable second, a 30-year repayable second, and closing-cost assistance. No first-time-buyer requirement. No income cap. Primary residence only.
Ideal for: Buyers with steady income and not much saved yet.
FHA
3.5% down, flexible credit, gift funds welcome. The workhorse for first-time buyers.
Ideal for: Credit scores in the 580–680 range or limited down payment.
VA
0% down, no monthly mortgage insurance, no loan limit for eligible borrowers.
Ideal for: Veterans, active duty, and eligible surviving spouses.
USDA
0% down in eligible rural and suburban areas — more of DFW's edges qualify than people expect.
Ideal for: Buyers looking outside the inner loop.
Conventional, High-Balance & Jumbo
From 3% down. Fixed or adjustable. High-balance and jumbo options for pricier homes.
Ideal for: Strong credit, any price point.
Refinance, HELOC & Reverse
Rate-and-term and cash-out refinance, home equity lines, and reverse mortgages for homeowners 62+.
Ideal for: Existing homeowners putting their equity to work.
Self-employed, ITIN & foreign national
Bank Statement
Qualify on 12–24 months of personal or business deposits. 10% down, credit from 640, loan amounts to $3.5M. No tax returns, no W-2s.
Ideal for: Business owners and 1099 earners who write off aggressively.
Profit & Loss
A CPA-prepared P&L stands in for tax returns. Simple, fast, and built for self-employed borrowers.
Ideal for: Self-employed buyers with clean books.
ITIN
Buy with an ITIN instead of a Social Security number. 3.5% down, gross income used to qualify, flexible co-signer options, terms up to 40 years.
Ideal for: Mixed-status households ready to stop renting.
Foreign National DSCR
Buy U.S. rental property from anywhere in the world. 25–30% down, $100K–$2M, no U.S. credit, W-2 or tax returns. Closes 100% remotely in about 14 days in all 50 states. We set up your LLC, EIN and U.S. business bank account for you.
Ideal for: Investors living outside the U.S. who want U.S. real estate without flying in.
