For the self-employed borrower, the traditional “Qualified Mortgage” (QM) framework is often a dead end. Bank Statement and P&L loans are designed to bridge that gap by looking at the actual liquidity of your business rather than your taxable income after write-offs. Whether we use 12 or 24 months of business bank statements, we calculate a qualifying income based on a fixed expense ratio - or better yet, a letter from your CPA. This allows us to capture the true cash flow of your enterprise, providing a realistic qualifying figure that reflects your actual purchasing power.
The technical complexity of these loans lies in the “analysis of deposits.” Many loan officers fail here because they don’t know how to properly exclude inter-company transfers, credit card merchant deposits, or one-time capital infusions. I specialize in the pre-underwriting phase, where I meticulously scrub your statements to ensure every dollar of qualifying income is defensible. By the time your file hits an underwriter's desk, the narrative is already set: your business is stable, your income is verified through cash flow, and the risk is mitigated.
Navigating a Non-QM file requires a specialist who can pivot when guidelines shift. While many lenders have “overlays” - extra rules on top of standard guidelines - I know which banks are aggressive on debt-to-income (DTI) ratios and which ones offer the best “fallback” documentation options. My value isn't just in finding the program; it's in the tactical execution of the file. I manage the back-and-forth with the lender so that you can stay focused on your business, confident that your financing is being handled by a professional who knows the nuances of self-employed income.
Debt Service Coverage Ratio (DSCR) loans are the most efficient way to scale a real estate portfolio because they decouple your personal finances from your investment acquisitions. The program is fundamentally simple: if the Gross Scheduled Rent of the property covers the PITIA (Principal, Interest, Taxes, Insurance, and HOA), the deal is viable. I offer programs that allow for “No-Ratio” DSCR - where the loan can still close even if the property doesn’t currently cash flow - as well as interest-only options that maximize your monthly cash-on-cash return.
The key to a successful DSCR loan is the 1007 Rent Schedule. Many investors get blindsided when an appraiser's market rent estimate comes in lower than expected, killing the ratio and the loan. I work with you upfront to analyze market data and local rent comps before the appraisal is even ordered. This proactive approach ensures that we are targeting the right leverage (LTV) and that there are no surprises when the final report hits the desk. Whether you are holding in an LLC or your personal name, I ensure the loan structure aligns with your long-term tax and asset protection strategies.
In a market where “guideline drift” is common, having a navigator who understands the secondary market for DSCR is vital. I look for the specific features that matter to professional investors, such as declining prepayment penalties (e.g., 3-2-1 structures) and the ability to finance short-term rentals using AirDNA data instead of traditional leases. My goal is to provide you with a predictable, repeatable process so that as soon as you find a property, you already know exactly how we're going to fund it.
Private money is about asset-based lending where the After Repair Value (ARV) or the “as-completed” value is the star of the show. For Fix & Flip projects, I provide leverage up to 90% of the purchase price and 100% of the renovation costs, provided the total loan doesn’t exceed 75% of the ARV. For Ground-Up Construction, we look at the horizontal and vertical costs, structuring a draw schedule that keeps your project moving without choking your liquidity. These aren’t just loans; they are capital partnerships designed to get your project from acquisition to exit as fast as possible.
The “make or break” of a private money deal is the feasibility study and the draw process. I help you navigate the requirements for “Experience Tiers,” where your past track record can unlock lower rates and higher leverage. If you’re a builder, we focus on the budget line items - ensuring your contingency fund and soft costs are accounted for so the lender doesn’t stall your funding mid-build. I also offer Bridge Loans for those “gap” moments - perhaps you need to close on a new property before your current flip sells - providing the speed necessary to beat out cash buyers.
The complexity of private lending is often hidden in the fine print of the term sheet. I act as your technical advisor, breaking down the points, the “Dutch interest” (if applicable), and the extension options. My role is to ensure that the financing doesn’t just work on Day 1, but remains viable until the day you sell or refinance. I provide the certainty that your capital source is reliable and that the draw process will be handled with the professional urgency your project demands.
