No mystery, no black box
Eight phases, zero surprises
Here’s the whole arc of a non-QM file — what happens, when it happens, and which parts are actually in your control (more than you’d think).
The conversation
Text or call with the deal (or the idea of a deal). We map your documentation path — DSCR, bank statement, 1099, asset — and give you real expectations, not a sales pitch.
Numbers & structure
We run your scenario: down payment options, prepay structures, interest-only vs. amortizing, personal vs. LLC vesting. You leave with a term sheet’s worth of clarity.
Deal hunting
Offer with confidence — you know your ratio math before the listing agent does. Text us addresses anytime; nine o’clock Zillow links are a house specialty.
Offer accepted
Executed contract in, appraisal ordered (with rent schedule for DSCR files), insurance quote started, entity docs to title. The checklist gather happens here — 20 minutes if you use ours.
Processing & appraisal
The appraiser confirms value and market rent. Our team assembles the file and flags anything early — surprises found in week one aren’t surprises.
Underwriting
The ratio, credit, assets and reserves get verified. Conditions come back; files that answer within 24 hours close on schedule. That’s the entire trick.
Clear to close
Final numbers on the Closing Disclosure — we walk it with you line by line. Wire instructions verified by phone with title. (Wire fraud is real; paranoia here is professionalism.)
Closing day
Sign personally or as your LLC, collect keys, set up rent collection. Then the only remaining step: text us the next address.
While it’s underway
You’ll never wonder where your file is
Milestone updates at every phase — appraisal back, conditions in, clear to close — plus a team that answers texts like humans, because we are some. If you’re refreshing your email wondering what’s happening, we’ve failed; that’s the standard.
Got a deal on the table? Run it past the team.
No pressure, no jargon, no obligation — a straight answer on whether the numbers work, from a team that lives in investor lending. Text, call, or apply whenever you’re ready.