The questions people actually text us

Nope. Ashland is licensed in Minnesota, Wisconsin, Iowa, North Dakota, Arizona, Florida, Montana, New Hampshire & Texas — if your property (or your primary home, for the owner-occupied programs) is in one of those states, we can help. Most of our investor work happens over text and email anyway.

Nothing. Questions, deal reviews, ratio checks, second opinions on someone else’s term sheet — all free, all zero-obligation. We get paid when loans close, not when questions get answered.

It’s genuinely one of our favorite messages to get. Send the link and the rent you think it commands; we’ll reply with the ratio and whether it’s worth an offer.

Not at all — everyone’s first rental starts with one conversation. Some programs care about landlord experience, most don’t, and we’ll route you accordingly. The DSCR hub and our checklists were written for exactly this moment.

Typical ranges: 20–25%+ for DSCR, 10–20%+ for bank statement (owner-occupied can run lower than investment), 25–30%+ for foreign national. Stronger down payments buy better pricing and looser ratio minimums everywhere. Exact figures are scenario-specific — these are ranges, not offers.

Generally yes — you’re paying for lighter documentation and investor-friendly structure. The honest comparison isn’t non-QM vs. conventional rate; it’s non-QM vs. the deal not happening, or vs. handing a lender three years of returns you’d rather not un-optimize.

Program minimums commonly start in the 620–680 range, with real pricing improvements as scores climb into the 700s. Non-QM removes the income box, not the credit review.

Liquid funds left over after closing, measured in months of PITIA — the cushion for a vacancy or a furnace. Non-QM programs typically want several months’ worth, scaling with the size of your portfolio.

Seller credits are common and allowed within program limits; on refinances, costs can often be financed into the loan. We’ll structure it when we run your numbers.

A clean file commonly runs 3–4 weeks from executed contract. The pacing items are appraisal scheduling and document turnaround — one of which is fully in your control (our checklist makes it a 20-minute job).

On DSCR loans, very often yes — it’s one of the main reasons investors choose them. Have your articles, operating agreement and EIN letter ready, and decide the vesting before the appraisal to keep title clean.

The ratio gets recomputed with the lower figure, and we restructure: more down, interest-only, or a price renegotiation armed with the appraiser’s own data. Low rent schedules kill fewer deals than people fear — they mostly reshape them.

Yes — many investors treat non-QM as the acquisition tool and refinance later if their documentation situation changes or pricing improves. Prepay structure matters here, which is why we match it to your exit timeline on day one.