Private Client & Equity
Jumbo Mortgages
What it is
Financing above the applicable conforming loan limit, built around liquidity, reserves, income complexity and the full balance-sheet strategy.
Who it may fit
Texas buyers and homeowners financing higher-value primary residences or second homes.
What problem it may solve
- High-value home purchase
- Rate-and-term refinance
- Complex compensation or multiple income streams
Important considerations
Compare total liquidity after closing, reserve expectations and the cost of tying up additional cash.
Geographic and property limits
Texas consumer-purpose residential lending
Private Client & Equity
Super-Jumbo Mortgages
What it is
Large-balance residential financing that typically demands a deeper review of assets, reserves, concentration risk and the borrower’s complete financial picture.
Who it may fit
Private clients purchasing or refinancing exceptional Texas residences with loan needs beyond ordinary jumbo channels.
What problem it may solve
- Luxury primary residence
- Very large second-home financing
- Complex or concentrated asset profiles
Important considerations
Lender appetite, reserve requirements and relationship pricing can matter as much as the note rate.
Geographic and property limits
Texas consumer-purpose residential lending
Private Client & Equity
HELOCs
What it is
A revolving home-equity line that may create flexible access to liquidity without replacing an advantageous first mortgage.
Who it may fit
Texas homeowners who want reusable access to qualified home equity for planned or variable expenses.
What problem it may solve
- Renovation or major purchase
- Liquidity reserve
- Strategic debt or investment funding
Important considerations
Compare draw period, repayment terms, variable-rate risk, fees and the value of preserving the existing first mortgage.
Geographic and property limits
Texas consumer-purpose residential lending
Private Client & Equity
High-Limit HELOCs
What it is
Larger revolving equity lines for qualified borrowers with substantial property equity, liquidity and a high-limit use case.
Who it may fit
Affluent Texas homeowners seeking more equity access than a standard HELOC channel may provide.
What problem it may solve
- Large renovation
- Business or investment liquidity
- Balance-sheet flexibility
Important considerations
High limits can carry tighter combined-loan-to-value, reserve, credit and property requirements.
Geographic and property limits
Texas consumer-purpose residential lending
Private Client & Equity
Home-Equity Loans
What it is
A closed-end loan secured by available home equity, generally providing a fixed amount with a defined repayment schedule.
Who it may fit
Texas homeowners who prefer a known lump sum and predictable repayment structure.
What problem it may solve
- Defined renovation budget
- Large one-time expense
- Consolidating eligible obligations
Important considerations
Compare fixed-payment certainty against closing costs, lien position and the flexibility of a revolving line.
Geographic and property limits
Texas consumer-purpose residential lending
Private Client & Equity
Closed-End Second Mortgages
What it is
A second-lien mortgage with a fixed principal amount and defined term that can preserve an existing first-lien structure.
Who it may fit
Texas homeowners who need a specific amount of equity and do not need a reusable credit line.
What problem it may solve
- Fixed project cost
- Piggyback financing
- Preserving a low-rate first mortgage
Important considerations
The combined payment, blended rate and total cost should be compared with a first-lien refinance.
Geographic and property limits
Texas consumer-purpose residential lending
Private Client & Equity
Investment-Property HELOCs
What it is
A business-purpose revolving line secured by an eligible investment property, when available through an approved lender.
Who it may fit
Qualified investors seeking repeatable access to equity without fully refinancing an investment property.
What problem it may solve
- Acquisition liquidity
- Renovation capital
- Portfolio reserve management
Important considerations
Availability is narrower than owner-occupied HELOCs; confirm property, lien, draw and prepayment terms.
Geographic and property limits
Nationwide qualifying business-purpose investment-property financing Available only when an approved lender offers the property, state and lien structure.
Private Client & Equity
HELOC vs. Cash-Out Refinance
What it is
A decision page for comparing a second-lien line with replacement of the first mortgage to access qualified Texas home equity.
Who it may fit
Texas homeowners deciding whether to preserve an existing first mortgage or replace it with a larger new loan.
What problem it may solve
- Protecting an advantageous first rate
- Accessing a defined or variable amount
- Comparing payment and closing-cost tradeoffs
Important considerations
Model the blended rate, payment, closing costs, draw behavior and expected holding period—not just one advertised rate.
Geographic and property limits
Texas consumer-purpose residential lending
Private Client & Equity
Texas Home-Equity and HELOC Rules
What it is
Plain-language education on the special constitutional and transaction rules that can affect loans secured by a Texas homestead.
Who it may fit
Texas homeowners evaluating a HELOC, home-equity loan or cash-out refinance.
What problem it may solve
- Understanding Texas homestead limits
- Planning a second-lien transaction
- Comparing equity-access structures
Important considerations
A Texas home-equity transaction requires property-specific and legal-document review; general education cannot determine eligibility.
Geographic and property limits
Texas consumer-purpose residential lending This page is educational and not legal advice.
Private Client & Equity
Texas Section 50(a)(6) Cash-Out Refinancing
What it is
Texas homestead cash-out refinancing structured under the state’s Section 50(a)(6) home-equity framework.
Who it may fit
Eligible Texas homeowners who want to replace an existing mortgage and receive permitted equity proceeds.
What problem it may solve
- Qualified debt restructuring
- Major capital need
- Replacing an existing Texas cash-out lien
Important considerations
Compare the new first-mortgage cost with second-lien alternatives and verify every constitutional condition.
Geographic and property limits
Texas consumer-purpose residential lending Subject to Texas constitutional requirements and property-specific review.
Private Client & Equity
Asset-Depletion Loans
What it is
An alternative qualification method that converts eligible assets into a calculated income stream under a lender’s formula.
Who it may fit
High-net-worth Texas borrowers whose balance sheet is stronger than the recurring income shown on traditional documents.
What problem it may solve
- Retired or semi-retired borrower
- Concentrated investment assets
- Low taxable income with substantial liquidity
Important considerations
Eligible asset types, depletion formulas, age, reserves and double-counting rules vary by lender.
Geographic and property limits
Texas consumer-purpose residential lending
Private Client & Equity
Asset-Utilization Loans
What it is
Lender-specific qualification that uses eligible liquid assets as a primary capacity measure for a residential mortgage.
Who it may fit
Private clients with meaningful verifiable assets and nontraditional or deliberately managed income.
What problem it may solve
- Portfolio-based wealth
- Recent retirement
- Complex tax planning
Important considerations
Do not assume every asset counts equally; liquidity, seasoning, ownership and required reserves are central.
Geographic and property limits
Texas consumer-purpose residential lending
Private Client & Equity
Second-Home Financing
What it is
Financing for an eligible Texas second home with occupancy, property and borrower requirements distinct from an investment property.
Who it may fit
Borrowers purchasing a genuine second residence for personal use in Texas.
What problem it may solve
- Vacation residence
- Family-use property
- Seasonal Texas home
Important considerations
Confirm that the intended use meets second-home rules; rental or business use can change the program category.
Geographic and property limits
Texas consumer-purpose residential lending
Private Client & Equity
Bridge Financing
What it is
Short-term residential financing designed around an identified transition, sale or liquidity event.
Who it may fit
Qualified Texas homeowners and private clients who need timing flexibility between two transactions.
What problem it may solve
- Buy before selling
- Temporary liquidity gap
- Transition between properties
Important considerations
The exit must be realistic; carry costs, sale timing, recourse and extension terms can change the risk quickly.
Geographic and property limits
Texas consumer-purpose residential lending
Investor & Non-QM
DSCR Loans
What it is
Business-purpose investment-property financing that evaluates the property’s rental cash flow under the lender’s debt-service-coverage method.
Who it may fit
Real-estate investors seeking qualification centered more on property income than personal debt-to-income calculations.
What problem it may solve
- Long-term rental purchase
- Rental refinance
- Portfolio growth
Important considerations
Study the lender’s rent method, ratio calculation, reserves, prepayment and appraisal—not just whether the ratio passes.
Geographic and property limits
Nationwide qualifying business-purpose investment-property financing
Investor & Non-QM
Long-Term Rental Financing
What it is
Capital for stabilized or stabilizing residential rental property held for recurring tenant income and long-term appreciation.
Who it may fit
Investors acquiring or refinancing single-family and eligible residential rental assets.
What problem it may solve
- Buy-and-hold acquisition
- Seasoned rental refinance
- Portfolio standardization
Important considerations
Model real operating costs, vacancy, repairs and prepayment—not only gross rent and principal-and-interest payment.
Geographic and property limits
Nationwide qualifying business-purpose investment-property financing
Investor & Non-QM
Short-Term Rental and Airbnb Financing
What it is
Business-purpose financing for eligible properties operated or intended as short-term rentals, subject to lender and local-market acceptance.
Who it may fit
Investors with a documented or supportable short-term rental strategy.
What problem it may solve
- Vacation-rental purchase
- Existing STR refinance
- Portfolio expansion
Important considerations
Local legality, seasonality, management cost and the lender’s revenue method can determine whether the deal works.
Geographic and property limits
Nationwide qualifying business-purpose investment-property financing
Investor & Non-QM
Portfolio Investor Loans
What it is
Financing designed for operators managing multiple rental properties, obligations, entities and acquisition plans.
Who it may fit
Experienced investors who need a repeatable capital strategy across several properties.
What problem it may solve
- Multi-property growth
- Portfolio restructure
- Cross-property capital planning
Important considerations
Optimize the entire portfolio’s leverage, liquidity and maturities instead of solving one address in isolation.
Geographic and property limits
Nationwide qualifying business-purpose investment-property financing
Investor & Non-QM
Bank-Statement Loans
What it is
Alternative-documentation financing that evaluates eligible bank deposits under a lender-specific income calculation.
Who it may fit
Self-employed borrowers and investors whose tax returns do not fully reflect usable business cash flow.
What problem it may solve
- Business-owner investment purchase
- Self-employed rental acquisition
- Alternative-documentation refinance
Important considerations
The expense factor, excluded deposits, statement period, business ownership and ending liquidity drive the real result.
Geographic and property limits
Texas consumer residential; nationwide qualifying business-purpose investment financing
Investor & Non-QM
1099-Only Loans
What it is
Alternative qualification using eligible 1099 income and a lender-defined expense treatment instead of a full traditional tax-return analysis.
Who it may fit
Independent contractors and commission professionals with stable, documentable 1099 earnings.
What problem it may solve
- Contract professional
- Commission-based income
- Self-employed investment strategy
Important considerations
Verify history, expense treatment, current-year continuity and whether bank statements or P&L support is also required.
Geographic and property limits
Texas consumer residential; nationwide qualifying business-purpose investment financing
Investor & Non-QM
Profit-and-Loss-Only Loans
What it is
Alternative-documentation lending using an eligible business profit-and-loss statement under an approved lender methodology.
Who it may fit
Established business owners whose recent operating performance is stronger than historical taxable income.
What problem it may solve
- Business-owner mortgage
- Recent earnings growth
- Tax-efficient income profile
Important considerations
CPA or preparer requirements, business history, deposits and expense reasonableness can control the result.
Geographic and property limits
Texas consumer residential; nationwide qualifying business-purpose investment financing
Investor & Non-QM
No-Ratio Investor Loans
What it is
A narrow business-purpose category that may not calculate traditional personal debt-to-income or a standard DSCR ratio, subject to strong compensating factors.
Who it may fit
Qualified investors with substantial equity, liquidity or a property scenario that does not fit ordinary cash-flow documentation.
What problem it may solve
- Low-leverage acquisition
- Unusual rent documentation
- Transitional investment property
Important considerations
No-ratio does not mean no underwriting; leverage, credit, liquidity, property and exit requirements are often more conservative.
Geographic and property limits
Nationwide qualifying business-purpose investment-property financing
Investor & Non-QM
Alternative-Documentation Loans
What it is
A broad Non-QM category using approved documentation other than the standard agency income package.
Who it may fit
Borrowers and investors with legitimate capacity that is poorly represented by conventional tax-return or W-2 analysis.
What problem it may solve
- Self-employed income
- Asset-based qualification
- Property-cash-flow qualification
Important considerations
Choose the documentation method that matches the facts; forcing a file into the wrong method creates cost and execution risk.
Geographic and property limits
Texas consumer residential; nationwide qualifying business-purpose investment financing
Investor & Non-QM
Investor Cash-Flow Programs
What it is
Business-purpose loan structures that analyze eligible property revenue and debt obligations to support investment financing.
Who it may fit
Investors prioritizing the asset’s operating performance over personal income calculations.
What problem it may solve
- Rental acquisition
- Portfolio refinance
- Stabilized cash-flow property
Important considerations
Understand whether the lender uses actual lease, market rent, short-term history or another revenue source.
Geographic and property limits
Nationwide qualifying business-purpose investment-property financing
Investor & Non-QM
Foreign-National Investor Loans
What it is
Business-purpose investment-property financing for eligible non-U.S. citizens who meet lender identity, asset, visa and property requirements.
Who it may fit
Qualified foreign-national investors acquiring or refinancing U.S. investment real estate.
What problem it may solve
- U.S. rental acquisition
- International portfolio diversification
- Entity-held investment property
Important considerations
Visa status, U.S. credit, reserves, source of funds, entity structure and jurisdiction vary by lender.
Geographic and property limits
Nationwide qualifying business-purpose investment-property financing
Investor & Non-QM
ITIN Investment Programs
What it is
Business-purpose investment financing for eligible borrowers using an Individual Taxpayer Identification Number under an approved lender program.
Who it may fit
Qualified investors who file or identify with an ITIN rather than a Social Security number.
What problem it may solve
- Rental purchase
- Investment refinance
- Entity-held real estate
Important considerations
Identity, credit history, residency, asset sourcing and lender overlays require early review.
Geographic and property limits
Nationwide qualifying business-purpose investment-property financing
Investor & Non-QM
Recent-Credit-Event Programs
What it is
Specialty Non-QM financing that may consider eligible borrowers after a more recent bankruptcy, foreclosure, short sale or other major credit event.
Who it may fit
Investors with a recovered financial profile who remain inside standard agency waiting periods.
What problem it may solve
- Post-bankruptcy investment
- Post-foreclosure acquisition
- Re-established credit profile
Important considerations
Time since event, explanation, re-established credit, leverage and pricing all matter; approval is never automatic.
Geographic and property limits
Nationwide qualifying business-purpose investment-property financing
Investor & Non-QM
Fix-and-Flip Loans
What it is
Short-term business-purpose financing for acquisition and eligible renovation of property intended for resale or another defined exit.
Who it may fit
Experienced or well-prepared investors with a credible scope, budget, timeline and exit.
What problem it may solve
- Acquisition plus renovation
- Auction or fast close
- Value-add resale
Important considerations
Budget contingency, draw mechanics, interest carry and realistic after-repair value are more important than a perfect spreadsheet.
Geographic and property limits
Nationwide qualifying business-purpose investment-property financing
Investor & Non-QM
Ground-Up Construction Loans
What it is
Business-purpose construction capital for eligible residential investment projects from land or foundation through completion.
Who it may fit
Builders and investors with plans, permits, budget, experience and a defined sale or hold strategy.
What problem it may solve
- Spec construction
- Build-to-rent
- Small residential development
Important considerations
Land basis, permits, builder capability, contingency, draws, completion value and takeout plan determine feasibility.
Geographic and property limits
Nationwide qualifying business-purpose investment-property financing
Investor & Non-QM
Rental Portfolio Refinancing
What it is
Refinancing strategy across multiple rental assets to improve maturity, cash flow, leverage or operational simplicity.
Who it may fit
Portfolio owners managing several financed properties and competing capital needs.
What problem it may solve
- Consolidate maturities
- Release equity
- Replace short-term debt
Important considerations
A global model can reveal concentration, cross-collateralization and liquidity risks hidden by property-by-property quotes.
Geographic and property limits
Nationwide qualifying business-purpose investment-property financing
Investor & Non-QM
Investment-Property Cash-Out Refinance
What it is
Business-purpose refinancing that may release eligible equity from a residential investment property.
Who it may fit
Investors seeking acquisition capital, renovation funds, reserves or balance-sheet restructuring.
What problem it may solve
- Fund another acquisition
- Recapitalize completed improvements
- Restructure investment debt
Important considerations
Compare new debt service, leverage, seasoning, prepayment and use of proceeds against a second-lien or sale strategy.
Geographic and property limits
Nationwide qualifying business-purpose investment-property financing
Investor & Non-QM
5–8 Unit Financing
What it is
Specialty financing for eligible residential investment properties with five to eight units, a segment between ordinary one-to-four-unit and larger multifamily lending.
Who it may fit
Investors acquiring or refinancing small-balance multifamily properties.
What problem it may solve
- Apartment acquisition
- Small portfolio hold
- Property stabilization
Important considerations
Unit count, zoning, leases, condition and whether the lender treats the asset as residential or commercial must be established early.
Geographic and property limits
Nationwide qualifying business-purpose investment-property financing
Investor & Non-QM
Private-Money and Hard-Money Solutions
What it is
Asset-focused short-term business-purpose capital for eligible acquisitions, transitions or projects where speed and collateral carry more weight.
Who it may fit
Investors with a defined value creation plan and credible near-term exit.
What problem it may solve
- Fast acquisition
- Distressed or transitional property
- Bridge to renovation or permanent debt
Important considerations
Cost, fees, default terms, extension rights, draw controls and exit execution deserve more attention than headline speed.
Geographic and property limits
Nationwide qualifying business-purpose investment-property financing
Commercial Financing
Commercial Real-Estate Loans
What it is
Capital for eligible income-producing or owner-occupied commercial property, matched to property economics, sponsorship and business plan.
Who it may fit
Investors, business owners and developers financing commercial real estate outside excluded jurisdictions.
What problem it may solve
- Acquisition
- Refinance
- Construction or recapitalization
Important considerations
Select the lender class and debt structure that fit the actual property stage and ownership plan.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
Commercial Financing
Multifamily Financing
What it is
Financing for eligible apartment and multifamily properties, from small-balance acquisitions to larger stabilized or transitional assets.
Who it may fit
Sponsors acquiring, refinancing, renovating or developing multifamily housing.
What problem it may solve
- Apartment acquisition
- Value-add renovation
- Permanent refinance
Important considerations
Unit economics, rent roll quality, expenses, occupancy, capex and sponsor experience control the structure.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
Commercial Financing
Mixed-Use Financing
What it is
Financing for eligible properties combining residential and commercial uses under one collateral and operating plan.
Who it may fit
Investors and owner-users financing buildings with more than one property use.
What problem it may solve
- Retail with apartments
- Office with residential units
- Neighborhood mixed-use acquisition
Important considerations
The residential-commercial mix, zoning, income allocation and lender property classification must be clear.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
Commercial Financing
Office Property Loans
What it is
Commercial financing for eligible office assets, evaluated around tenant durability, rollover, market demand and sponsor plan.
Who it may fit
Owner-users and investors purchasing, refinancing or repositioning office property.
What problem it may solve
- Professional office acquisition
- Owner-user building
- Office refinance
Important considerations
Tenant concentration, near-term rollover, occupancy trends and conversion assumptions require disciplined review.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
Commercial Financing
Retail Property Loans
What it is
Financing for eligible single-tenant, multi-tenant and owner-occupied retail real estate.
Who it may fit
Sponsors and operating businesses financing neighborhood, service or destination retail assets.
What problem it may solve
- Retail center acquisition
- Owner-occupied storefront
- Tenant-improvement or refinance
Important considerations
Tenant credit, sales exposure, lease term, co-tenancy and property adaptability affect proceeds and pricing.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
Commercial Financing
Industrial and Warehouse Loans
What it is
Commercial capital for eligible warehouse, distribution, flex and light-industrial properties.
Who it may fit
Investors and operating companies financing industrial or logistics-oriented real estate.
What problem it may solve
- Warehouse acquisition
- Owner-user facility
- Industrial development or refinance
Important considerations
Clear height, loading, power, environmental condition, tenant use and market liquidity shape underwriting.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
Commercial Financing
Medical and Dental Property Loans
What it is
Financing for eligible medical, dental and healthcare-oriented real estate, including owner-occupied facilities.
Who it may fit
Practices, physicians, dentists and investors financing specialized healthcare property.
What problem it may solve
- Practice acquisition with real estate
- Medical office purchase
- Build-out or refinance
Important considerations
Separate real-estate value from business value, equipment and specialized build-out when sizing the request.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
Commercial Financing
Hospitality Financing
What it is
Specialized capital for eligible hotels and hospitality assets based on brand, operations, seasonality, market and sponsor strength.
Who it may fit
Experienced hospitality sponsors acquiring, renovating or refinancing lodging properties.
What problem it may solve
- Hotel acquisition
- Property-improvement plan
- Bridge to stabilization
Important considerations
Trailing performance, franchise requirements, management, reserve needs and cyclical risk create a specialized underwrite.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
Commercial Financing
Self-Storage Financing
What it is
Financing for eligible stabilized, expanding or developing self-storage facilities.
Who it may fit
Operators and investors financing storage assets with supportable demand and operating performance.
What problem it may solve
- Facility acquisition
- Expansion
- Construction or refinance
Important considerations
Unit mix, economic occupancy, management, supply pipeline and lease-up assumptions drive the analysis.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
Commercial Financing
Mobile-Home Park Financing
What it is
Commercial financing for eligible manufactured-housing communities and mobile-home parks.
Who it may fit
Qualified park owners and sponsors acquiring, improving or refinancing communities.
What problem it may solve
- Park acquisition
- Infrastructure improvement
- Stabilized refinance
Important considerations
Owned homes, tenant-owned homes, utilities, roads, permits, vacancy and capex must be separated and understood.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
Commercial Financing
RV Park Financing
What it is
Commercial capital for eligible recreational-vehicle parks and related hospitality-style operating properties.
Who it may fit
Experienced operators financing acquisition, expansion or refinance of RV communities.
What problem it may solve
- RV park acquisition
- Site expansion
- Stabilization refinance
Important considerations
Daily, monthly and seasonal revenue, amenities, utilities and business-operation risk must be normalized.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
Commercial Financing
Owner-Occupied Commercial Real Estate
What it is
Financing for eligible real estate occupied by the borrower’s operating business.
Who it may fit
Established businesses purchasing, constructing or refinancing their own facility.
What problem it may solve
- Buy the business location
- Expand into a larger facility
- Refinance owner-user property
Important considerations
Underwrite both property value and the operating company’s ability to support the obligation.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
Commercial Financing
Commercial Construction Loans
What it is
Construction financing for eligible income-producing or owner-occupied commercial projects.
Who it may fit
Developers and businesses with controlled land, complete plans, budget, approvals and a credible completion strategy.
What problem it may solve
- Owner-user construction
- Income-property development
- Major redevelopment
Important considerations
Equity basis, entitlements, guaranteed maximum price, contingency, draws and takeout are core credit issues.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
Commercial Financing
Land Acquisition Loans
What it is
Capital for eligible land purchases tied to a credible business-purpose development or hold strategy.
Who it may fit
Sponsors acquiring land with defined zoning, entitlement, infrastructure and exit assumptions.
What problem it may solve
- Development site acquisition
- Commercial land hold
- Assemblage
Important considerations
Raw land is not a building: entitlement, access, utilities, carry and exit risk usually reduce leverage.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
Commercial Financing
Development Financing
What it is
Capital for eligible horizontal development, infrastructure and project creation before or alongside vertical construction.
Who it may fit
Experienced developers with site control, approvals, detailed budget and a market-supported exit.
What problem it may solve
- Lot development
- Infrastructure and entitlement
- Phased project execution
Important considerations
Sources and uses, absorption, contingency, guarantor liquidity and phased funding must withstand delay.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
Commercial Financing
Commercial Bridge Loans
What it is
Short-term commercial debt for eligible acquisition, stabilization, lease-up, renovation or another defined transition.
Who it may fit
Sponsors with a credible value-creation plan and identifiable refinance, sale or permanent-debt exit.
What problem it may solve
- Fast acquisition
- Lease-up or renovation
- Maturity replacement
Important considerations
Extension rights, interest reserve, covenants, recourse and exit timing can matter more than initial leverage.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
Commercial Financing
Permanent Commercial Financing
What it is
Longer-term debt for eligible stabilized commercial assets with durable cash flow and ownership plans.
Who it may fit
Sponsors holding stabilized property after acquisition, construction or lease-up.
What problem it may solve
- Acquisition of stabilized asset
- Bridge takeout
- Long-term refinance
Important considerations
Match amortization, fixed period, covenants, recourse and prepayment to the expected hold.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
Commercial Financing
Commercial Refinance
What it is
Replacement or restructuring of existing eligible commercial-property debt around current value, cash flow and business plan.
Who it may fit
Owners facing maturity, improving terms or moving from transitional to permanent capital.
What problem it may solve
- Maturity refinance
- Bridge takeout
- Term or amortization change
Important considerations
Start before maturity pressure; appraisal, lender process, environmental work and third-party reports take time.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
Commercial Financing
Commercial Cash-Out Financing
What it is
Eligible commercial refinancing that releases a portion of property equity for an approved business purpose.
Who it may fit
Commercial property owners recapitalizing an asset, funding improvements or deploying capital elsewhere.
What problem it may solve
- Return invested capital
- Fund business expansion
- Property improvement or new acquisition
Important considerations
New leverage must remain supportable after realistic expenses, reserves and any change in debt service.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
Commercial Financing
SBA 7(a) Financing
What it is
Government-guaranteed small-business financing that may support eligible business acquisition, real estate, working capital and other approved uses through participating lenders.
Who it may fit
Eligible operating businesses with a sound business purpose and repayment ability.
What problem it may solve
- Business acquisition
- Owner-occupied real estate
- Working capital with eligible project costs
Important considerations
Separate eligible business uses, equity injection, collateral, guaranties and lender/SBA requirements early.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
Commercial Financing
SBA 504 Financing
What it is
Long-term fixed-asset financing delivered through an eligible lender and Certified Development Company structure for qualifying owner-occupied projects.
Who it may fit
Growing eligible businesses purchasing or improving major fixed assets such as owner-occupied real estate and equipment.
What problem it may solve
- Owner-occupied property purchase
- Ground-up facility
- Major fixed equipment
Important considerations
Occupancy, project-cost, job or policy goals, equity and two-lender structure require coordinated execution.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
Commercial Financing
Private-Credit Solutions
What it is
Non-bank commercial capital for eligible transactions requiring speed, complexity tolerance, transitional leverage or flexible structuring.
Who it may fit
Sponsors with strong collateral and a credible plan that does not fit ordinary bank execution.
What problem it may solve
- Time-sensitive acquisition
- Complex recapitalization
- Transitional asset
Important considerations
Flexibility carries cost; analyze covenants, recourse, fees, default remedies and exit before accepting speed.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
Commercial Financing
Alternative-Capital Solutions
What it is
A strategy category for eligible debt, structured credit and other lender-network options outside a standard bank mortgage.
Who it may fit
Commercial borrowers whose timing, collateral, cash flow or capital stack needs a specialized approach.
What problem it may solve
- Gap in the capital stack
- Nonstandard collateral
- Event-driven transaction
Important considerations
Define the exact capital need and exit; vague ‘creative financing’ requests produce expensive or unusable structures.
Geographic and property limits
Eligible commercial-property jurisdictions nationwide; Nevada excluded unless handled through a verified Nevada-licensed channel
FHA
FHA Purchase Loans
What it is
Government-insured purchase financing for eligible Texas primary residences under FHA and lender requirements.
Who it may fit
Texas buyers seeking a primary-residence loan with flexible qualifying features.
What problem it may solve
- First home
- Primary-residence move
- Purchase with eligible assistance
Important considerations
Compare mortgage insurance, cash to close, property condition and long-term cost with conventional alternatives.
Geographic and property limits
Texas consumer-purpose residential lending
FHA
FHA Rate-and-Term Refinance
What it is
An eligible FHA refinance intended to replace existing debt without advertising a Texas FHA cash-out product.
Who it may fit
Texas homeowners seeking an FHA refinance focused on rate, term or permitted payoff structure.
What problem it may solve
- Change rate or term
- Refinance eligible existing liens
- Move into an FHA structure
Important considerations
Calculate break-even, mortgage insurance and total cost rather than relying on payment alone.
Geographic and property limits
Texas consumer-purpose residential lending
FHA
FHA Streamline Refinance
What it is
A simplified refinance path for eligible existing FHA-insured loans, subject to net-tangible-benefit and lender requirements.
Who it may fit
Texas homeowners with an existing FHA mortgage who may benefit from a permitted streamline structure.
What problem it may solve
- Eligible rate reduction
- Term adjustment
- Simplified FHA-to-FHA refinance
Important considerations
Verify benefit, seasoning, payment history, mortgage-insurance treatment and closing-cost recovery.
Geographic and property limits
Texas consumer-purpose residential lending
FHA
FHA 203(k) Renovation Loans
What it is
Eligible FHA financing that combines a Texas primary-residence purchase or refinance with approved renovation costs.
Who it may fit
Texas homeowners and buyers financing an eligible property plus qualifying improvements.
What problem it may solve
- Purchase and renovate
- Repair a primary residence
- Finance eligible health, safety or modernization work
Important considerations
Contractor, consultant, bid, contingency, appraisal and draw requirements make early planning essential.
Geographic and property limits
Texas consumer-purpose residential lending
FHA
FHA Construction and One-Time-Close Programs
What it is
FHA construction financing for eligible Texas primary residences when an approved lender, builder and project structure are available.
Who it may fit
Qualified Texas borrowers building an eligible owner-occupied home.
What problem it may solve
- Land plus construction
- One-time-close build
- Primary-residence construction
Important considerations
Availability is limited; builder approval, plans, budget, land, appraisal and contingency must align.
Geographic and property limits
Texas consumer-purpose residential lending Offered only when an approved lender and eligible project structure are available.
FHA
FHA Loans with Down-Payment Assistance
What it is
An eligible FHA first mortgage paired with a compatible assistance source for a qualified Texas homebuyer.
Who it may fit
Texas buyers who meet both FHA and the assistance program’s separate requirements.
What problem it may solve
- Reduce upfront cash
- Combine eligible grant or second lien
- First-home purchase
Important considerations
The first mortgage, assistance, seller concessions and minimum contribution must be reviewed as one structure.
Geographic and property limits
Texas consumer-purpose residential lending
Conventional
Conventional Purchase Loans
What it is
Texas home-purchase financing under eligible conventional, Fannie Mae, Freddie Mac or lender guidelines.
Who it may fit
Texas buyers seeking a primary residence, eligible second home or investment-property structure.
What problem it may solve
- Primary-residence purchase
- Second home
- Eligible investment purchase
Important considerations
Compare down payment, mortgage insurance, reserves and cash left after closing across available structures.
Geographic and property limits
Texas consumer-purpose residential lending
Conventional
Conventional Rate-and-Term Refinance
What it is
A Texas conventional refinance focused on replacing eligible existing debt without an ordinary cash-out objective.
Who it may fit
Texas homeowners evaluating rate, term, mortgage-insurance or loan-type changes.
What problem it may solve
- Reduce rate when beneficial
- Change term
- Remove eligible mortgage insurance
Important considerations
Use break-even and total-cost analysis; a lower payment does not always create a better loan.
Geographic and property limits
Texas consumer-purpose residential lending
Conventional
Conventional Cash-Out Refinance
What it is
Conventional equity-access refinancing for eligible Texas properties, subject to occupancy and Texas home-equity rules when the collateral is a homestead.
Who it may fit
Texas homeowners and property owners replacing existing debt and receiving eligible proceeds.
What problem it may solve
- Debt restructure
- Qualified capital need
- Investment-property equity access
Important considerations
Texas homestead transactions require Section 50(a)(6) analysis; compare a HELOC or second lien before replacing the first mortgage.
Geographic and property limits
Texas consumer-purpose residential lending
Conventional
Fannie Mae Conforming Loans
What it is
Eligible Texas conventional financing under Fannie Mae’s current selling-guide and automated-underwriting framework.
Who it may fit
Qualified buyers and homeowners whose transaction fits Fannie Mae conforming requirements.
What problem it may solve
- Primary-residence purchase
- Second home
- Eligible refinance
Important considerations
Fannie Mae eligibility does not eliminate lender overlays, property review or final underwriting conditions.
Geographic and property limits
Texas consumer-purpose residential lending
Conventional
Freddie Mac Conforming Loans
What it is
Eligible Texas conventional financing under Freddie Mac’s current seller-servicer and automated-underwriting framework.
Who it may fit
Qualified buyers and homeowners whose transaction fits Freddie Mac conforming requirements.
What problem it may solve
- Primary-residence purchase
- Second home
- Eligible refinance
Important considerations
Freddie Mac eligibility, automated findings and lender overlays all remain subject to documentation and property review.
Geographic and property limits
Texas consumer-purpose residential lending
Conventional
High-Balance Conforming Loans
What it is
Conforming financing above the baseline limit in eligible high-cost areas, subject to current county limits and agency rules.
Who it may fit
Texas borrowers purchasing or refinancing where an applicable high-cost limit is available.
What problem it may solve
- Higher-cost-area purchase
- Large conventional refinance
- Alternative to jumbo when eligible
Important considerations
Compare a lender-confirmed agency structure with jumbo; final program eligibility is reviewed in the lending conversation.
Geographic and property limits
Texas consumer-purpose residential lending
Conventional
HomeReady Loans
What it is
Fannie Mae’s eligible low-down-payment conventional option for qualifying Texas borrowers and primary residences.
Who it may fit
Eligible Texas homebuyers who meet current HomeReady income, occupancy and program requirements.
What problem it may solve
- First home
- Low-down-payment purchase
- Eligible affordable-lending scenario
Important considerations
Income limits, education, mortgage insurance and property rules should be checked against other conventional options.
Geographic and property limits
Texas consumer-purpose residential lending
Conventional
Home Possible Loans
What it is
Freddie Mac’s eligible low-down-payment conventional option for qualifying Texas borrowers and primary residences.
Who it may fit
Eligible Texas homebuyers who meet current Home Possible income, occupancy and program requirements.
What problem it may solve
- First home
- Low-down-payment purchase
- Eligible affordable-lending scenario
Important considerations
Income limits, education, mortgage insurance and lender requirements should be compared with other options.
Geographic and property limits
Texas consumer-purpose residential lending
Conventional
Three-Percent-Down Conventional Programs
What it is
Eligible conventional purchase structures with a three-percent down payment for qualifying Texas borrowers and properties.
Who it may fit
Qualified Texas buyers seeking a lower-down-payment conventional path.
What problem it may solve
- First-home purchase
- Limited cash-to-close
- Alternative to FHA
Important considerations
Low down payment does not mean low total cost; model mortgage insurance, reserves, concessions and payment.
Geographic and property limits
Texas consumer-purpose residential lending
Conventional
First-Time Homebuyer Conventional Loans
What it is
A comparison hub for conventional options available to eligible Texas first-time homebuyers.
Who it may fit
Texas buyers meeting the applicable first-time-buyer definition and loan requirements.
What problem it may solve
- First home
- Low-down-payment purchase
- Conventional loan with eligible assistance
Important considerations
Check the actual first-time-buyer definition, income limits, education, mortgage insurance and assistance compatibility.
Geographic and property limits
Texas consumer-purpose residential lending
Conventional
Conventional Renovation Loans
What it is
Eligible conventional financing that combines a Texas home purchase or refinance with approved renovation costs.
Who it may fit
Texas buyers and homeowners financing a property plus planned eligible improvements.
What problem it may solve
- Purchase and renovate
- Modernize a home
- Finance value-adding improvements
Important considerations
Plans, contractor, bids, contingency, appraisal, draw and completion rules require disciplined setup.
Geographic and property limits
Texas consumer-purpose residential lending
Conventional
Conventional Investment-Property Loans
What it is
Eligible conventional financing for one-to-four-unit residential investment property under current agency and lender requirements.
Who it may fit
Qualified Texas borrowers whose income, assets and property fit a conventional investment structure.
What problem it may solve
- Rental purchase
- Rate-and-term refinance
- Eligible investment cash-out
Important considerations
Compare personal-income qualification and property-count rules with business-purpose DSCR alternatives.
Geographic and property limits
Texas consumer-purpose residential lending
Conventional
Conventional Construction Loans
What it is
Eligible construction financing for a Texas owner-occupied residence under an approved lender and builder program.
Who it may fit
Qualified Texas borrowers building a primary residence or eligible second home.
What problem it may solve
- One-time-close construction
- Land plus build
- Custom-home construction
Important considerations
Builder approval, plans, appraisal, land equity, budget, contingency and draw structure must align.
Geographic and property limits
Texas consumer-purpose residential lending Offered only when an approved lender and eligible project structure are available.
VA
VA Purchase Loans
What it is
Eligible VA-guaranteed financing for a Texas primary-residence purchase by a qualified Veteran, service member or surviving spouse.
Who it may fit
Eligible Texas military borrowers using earned home-loan benefits.
What problem it may solve
- Primary-home purchase
- Eligible zero-down structure
- Assumption or entitlement strategy review
Important considerations
Verify entitlement, residual income, funding-fee status, property condition and cash needed beyond down payment.
Geographic and property limits
Texas consumer-purpose residential lending
VA
VA Interest Rate Reduction Refinance Loans
What it is
The VA IRRRL is an eligible streamline-style refinance for an existing VA loan, subject to benefit, seasoning and lender requirements.
Who it may fit
Texas homeowners with an existing VA mortgage who may benefit from a permitted VA-to-VA refinance.
What problem it may solve
- Eligible rate reduction
- Fixed/ARM structure change
- Simplified VA refinance
Important considerations
Review recoupment, net tangible benefit, funding fee, closing costs and time in the loan.
Geographic and property limits
Texas consumer-purpose residential lending
VA
VA Jumbo Loans
What it is
Large-balance VA financing for eligible Texas primary residences, structured around entitlement, lender limits and borrower capacity.
Who it may fit
Eligible Texas military borrowers purchasing or refinancing higher-value primary residences within permitted VA structures.
What problem it may solve
- Higher-value home purchase
- Remaining entitlement analysis
- Large VA primary-residence loan
Important considerations
Entitlement, lender appetite, reserves and the borrower’s full profile determine the available structure.
Geographic and property limits
Texas consumer-purpose residential lending
VA
VA Construction Loans
What it is
VA construction financing for an eligible Texas primary residence when an approved lender, builder and project structure are available.
Who it may fit
Eligible Texas military borrowers building a primary residence.
What problem it may solve
- Land plus construction
- One-time-close build
- Custom primary residence
Important considerations
This is a limited-availability channel; builder, land, plans, budget, appraisal and VA requirements must align.
Geographic and property limits
Texas consumer-purpose residential lending Offered only when an approved lender and eligible project structure are available.
USDA
USDA Purchase Loans
What it is
Eligible USDA-guaranteed purchase financing for qualifying Texas households and primary residences in eligible rural areas.
Who it may fit
Qualified Texas homebuyers whose household income and property location fit current USDA requirements.
What problem it may solve
- Rural primary-home purchase
- Eligible zero-down structure
- Affordable homeownership
Important considerations
Confirm the property map, household income, guarantee fee and lender eligibility before relying on the program.
Geographic and property limits
Texas consumer-purpose residential lending
USDA
USDA Rate-and-Term Refinance
What it is
A USDA refinance path for eligible existing USDA direct or guaranteed loans, without cash-out proceeds; not a general refinance of conventional debt into USDA.
Who it may fit
Qualified Texas homeowners whose current loan and property meet the applicable USDA refinance path.
What problem it may solve
- Eligible payment reduction
- Term or loan-structure change
- Existing USDA loan refinance
Important considerations
Program type, existing loan, appraisal requirements, benefit and household eligibility must be verified.
Geographic and property limits
Texas consumer-purpose residential lending
USDA
USDA Streamlined-Assist Refinance
What it is
A simplified refinance option for eligible existing USDA borrowers when the current program and lender requirements are satisfied.
Who it may fit
Texas homeowners with an existing eligible USDA loan seeking a permitted payment benefit.
What problem it may solve
- Existing USDA refinance
- Simplified documentation path
- Eligible payment reduction
Important considerations
Verify loan type, payment history, benefit, household conditions and current USDA availability.
Geographic and property limits
Texas consumer-purpose residential lending
Down-Payment Assistance
Texas Down-Payment Assistance
What it is
A comparison starting point for eligible statewide and local Texas programs that may assist with down payment or closing costs.
Who it may fit
Qualified Texas homebuyers who need an approved cash-to-close strategy.
What problem it may solve
- First-home purchase
- Eligible grant
- Repayable or forgivable second lien
Important considerations
Compare assistance amount with rate, fees, second-lien terms, repayment triggers and long-term cost.
Geographic and property limits
Texas consumer-purpose residential lending
Down-Payment Assistance
TSAHC Programs
What it is
Texas State Affordable Housing Corporation programs for eligible Texas homebuyers, subject to current funding and administrator rules.
Who it may fit
Qualified Texas buyers meeting current TSAHC mortgage, income, occupation or assistance requirements.
What problem it may solve
- Down-payment support
- Mortgage credit certificate when available
- Eligible first-home purchase
Important considerations
Confirm current rate, assistance, repayment or forgiveness structure and program availability before choosing it.
Geographic and property limits
Texas consumer-purpose residential lending
Down-Payment Assistance
TDHCA Programs
What it is
Texas Department of Housing and Community Affairs homebuyer programs for eligible borrowers, subject to current administrator and funding rules.
Who it may fit
Qualified Texas buyers meeting current TDHCA program requirements.
What problem it may solve
- Down-payment support
- Eligible first mortgage
- Homebuyer assistance
Important considerations
Program rate, income, purchase price, education, assistance and second-lien terms require current review.
Geographic and property limits
Texas consumer-purpose residential lending
Down-Payment Assistance
Texas City and County Assistance Programs
What it is
Local assistance programs that may support eligible buyers within a specific Texas city, county or target area.
Who it may fit
Texas buyers whose income, property and transaction fall inside a participating local program.
What problem it may solve
- Local grant
- Deferred or repayable second lien
- Targeted-area purchase
Important considerations
Local funds can be limited; property boundaries, lender approval, inspections and closing timelines may be strict.
Geographic and property limits
Texas consumer-purpose residential lending
Down-Payment Assistance
Garland Down-Payment Assistance
What it is
Educational guidance for Garland-area assistance through the applicable city or housing-finance administrator, subject to current funding and program approval.
Who it may fit
Qualified buyers whose property, household and transaction fit the selected Garland-area administrator’s current requirements.
What problem it may solve
- Garland home purchase
- Eligible grant component
- Eligible repayable assistance component
Important considerations
Verify current funding, first-mortgage rate, second-lien payment, property, inspection, income and closing requirements.
Geographic and property limits
Texas consumer-purpose residential lending Program amounts, funding and terms must be verified at application.
Down-Payment Assistance
Click n’ Close Down-Payment Assistance
What it is
Information about eligible Click n’ Close assistance offerings available through approved channels, while RedZone consumer-purpose origination remains limited to Texas.
Who it may fit
Qualified Texas buyers whose transaction fits the current Click n’ Close assistance and first-mortgage requirements.
What problem it may solve
- Eligible assistance structure
- Lower upfront cash
- Program comparison
Important considerations
Do not assume nationwide program reach means RedZone originates consumer loans nationwide; this site routes RedZone consumer business to Texas.
Geographic and property limits
Texas consumer-purpose residential lending RedZone consumer-purpose residential lending is limited to Texas.
