Loan Programs
Every program in one place. If you know what the loan is called, use the product lists further down. If you only know your situation, start here.
Scope. Investor and business-purpose lending nationwide. Owner-occupied home loans in California. Each program below carries its own scope label, and the label is the one that governs.
Start from your situation
Most people arrive knowing what they are trying to do, not what the loan is called.
Still not sure? That is what the scenario analysis is for. Request a Scenario Analysis
Investor Financing
nationwide
Business-purpose lending on property held for income or resale. Brokered nationwide, with Eric Figueroa as broker of record.
- Investor Financingthe hub
The whole business-purpose family, and where to start if you are still deciding which route the deal belongs in. The full-documentation investor route lives here: 620 credit, 75% of value LTV, 15% down, up to 10 financed properties. Entity borrowing normal.
- DSCR Loans
Qualify on the property's rent rather than your personal income. No tax returns and no debt-to-income calculation. Entity and LLC borrowing, short-term rental income considered, and no limit on how many properties you finance.
- No-Ratio & Low-Ratio DSCR
No minimum. Three tiers: 0–0.75, 0.75–0.99, 1.00–1.30. Three programs, one for each band, including the bands below 1.00 where most lenders stop. What changes at each band is set out on the page.
- Hard Money / Bridge / Asset-Based
Short-term, asset-driven money for speed, or for property that is not yet financeable the conventional way. First, second and third position considered. Business purpose only, and the exit is part of the underwriting.
- Fix-and-Flip
Purchase and renovation on a property you intend to sell. The plan, the budget and the resale assumption are underwritten alongside the property.
- Ground-Up Construction
Land through completion, funded in draws, with the take-out loan planned from the start rather than left until the end. Permits do not have to be in hand to begin.
- Mid-Construction Financing
A part-built project whose lender is gone, whose budget has moved, or whose loan is running out of term. Rarely offered, and the page says plainly which of these are workable.
- Land Loans
Financing on land itself, before anything is built on it.
- SBA 7(a) and 504
Owner-user commercial property and business acquisition finance.
Non-QM
Qualified-Mortgage rules describe one way to document income. These programs describe others. Non-QM is not sub-prime — it is a different evidence standard, not a lower one.
- Non-QMthe hub
What Non-QM actually is, which income routes exist, and how to tell which one your file belongs in.
- Bank Statement Loans
Income evidenced by business deposits instead of tax returns, for the self-employed borrower whose write-offs are legitimate and whose returns understate what the business earns.
- Profit & Loss Loans
Income evidenced by a profit and loss statement for the business. Fewer documents than the bank statement route, and a different set of conditions.
- DSCR Loans
DSCR appears here as well as under Investor Financing. It is genuinely both — an investor product and a Non-QM income method.
Home Loans
California only
Owner-occupied consumer lending is licensed state by state. These are available in California.
- Full Documentation
The conventional route: W-2s, tax returns, pay stubs. The best terms available to a borrower whose paperwork supports the file.
- FHA Loans
Government-insured lending with a lower credit and down-payment bar than conventional.
- VA Loans
For eligible veterans, service members and surviving spouses.
- USDA Loans
For eligible properties in designated rural areas.
- Conventional Loans
Agency lending for borrowers whose income, credit and property all fit inside the standard box.
- Jumbo Loans
Above the conforming limit, where agency lending stops and portfolio lending begins.
- Down Payment Assistance
A separate assistance second alongside a first mortgage, for buyers who qualify on income but not yet on cash to close. Program-specific eligibility applies.
Equity & Refinance
- HELOCCalifornia
A revolving line secured against a property you already own. Draw what you need, when you need it.
- Home Equity Loan (HELOAN)California
A fixed second, taken in one amount, where a line of credit is not what you want.
- Cash-Out Refinancescope depends on the property
Replacing the existing loan with a larger one and taking the difference. Owner-occupied is California; on an investment property this is business purpose and the investor rules apply.
How the scope labels work
Two different licensing regimes govern this site, and the difference is not a marketing distinction.
Nationwide
Business-purpose lending on investment property. Brokered nationwide, Eric broker of record.
California
Owner-occupied consumer lending. Licensed state by state; Eric holds California.
California for consumer lending; business-purpose brokered nationwide, Eric broker of record.
Verify any of this before you call:
- DRE#01510659
- NMLS#411191
- Company NMLS1509834
Work out the numbers first
You supply the interest rate. No calculator on this site provides one.
Not sure which of these is yours?
That is the ordinary case, and sorting it out is the first stage of the work. Describe the property and the income picture, and you get a read on which programs fit before you assemble a document package.
Nothing on this page or website constitutes an offer of credit, a rate quote, or a commitment to lend. All loans are arranged through third-party lenders and are subject to full application, credit approval, income/asset verification, property appraisal, and underwriting. Terms and availability are subject to change without notice. Loankey.io is a licensed real estate broker; loans are arranged, not made. Investor and business-purpose lending nationwide. Owner-occupied home loans in California.