Every way to finance a home, all in one place.

A Non-QM (Non-Qualified Mortgage) loan is a mortgage that falls outside the standard underwriting rules set by government-backed agencies. Instead of requiring traditional W-2s and two years of tax returns, Non-QM programs use alternative documentation — like bank statements, 1099s, a P&L statement, or verified assets — to confirm a borrower's ability to repay.

Yes. A Bank Statement loan qualifies self-employed borrowers using 12 to 24 months of personal or business bank statements instead of tax returns, which is especially useful for business owners whose tax returns understate their actual cash flow due to deductions.

A DSCR (Debt-Service Coverage Ratio) loan qualifies borrowers based on the rental income and cash flow the investment property generates — not personal employment or income. That means no W-2s, pay stubs, or tax returns are required, making it a popular choice for real estate investors.

Yes. A 1099 Income loan allows freelancers, independent contractors, and gig workers to qualify using their 1099 earning statements instead of W-2s or two years of averaged tax returns.

A P&L (Profit & Loss) loan lets self-employed borrowers qualify using a CPA- or tax-preparer-signed profit and loss statement rather than a full tax return review. It's often used by business owners with complex returns, newer businesses, or recent income growth not yet reflected on filed taxes.

An asset-based (or asset depletion) mortgage qualifies borrowers using verified liquid assets — such as retirement accounts, investments, and savings — instead of traditional income documentation. It's commonly used by retirees and high-net-worth borrowers who are asset-rich but show limited monthly income on paper.

No. ITIN loans are built for borrowers who file taxes with an Individual Taxpayer Identification Number instead of a Social Security number, and Foreign National programs serve non-U.S. citizens purchasing property in the United States. Both use alternative documentation in place of standard SSN-based credit history.

Non-QM credit requirements vary by program and lender overlays and are generally more flexible than conventional financing, since these loans rely on alternative documentation rather than a single standardized underwriting box. Contact the TW Team for current guidelines based on your specific scenario.

A HELOC (Home Equity Line of Credit) is a revolving credit line you draw from as needed and repay over time, with interest charged only on what you use. A HELOAN (Home Equity Loan) delivers your equity as a single lump sum at a fixed rate and fixed monthly payment. Both are second liens that leave your existing first mortgage untouched.

The TW Team's HELOC program is built for speed — the online application takes about 5 minutes to complete, with funding available in as little as 5 days for qualified borrowers.

A construction loan finances the ground-up building of a home, releasing funds in draws as work is completed rather than as a single lump sum. With a construction-to-permanent loan, it automatically converts into a standard mortgage once the home is finished, so you only go through one application and one closing.

A bridge loan is short-term financing secured by your current home's equity that lets you purchase your next home before your existing one sells. It closes the timing gap between the two transactions and removes the need to make your new offer contingent on selling first.

Both draw on your current home's equity, but they're built for different jobs. A bridge loan is short-term financing designed specifically to fund the purchase of your next home before your current one sells. A HELOC is an open-ended revolving line you can draw on repeatedly, for any purpose, over a much longer period.

A hard money loan is short-term, asset-based financing where approval is driven primarily by the property's value and exit strategy rather than the borrower's income or credit profile. It closes fast — often in days — making it a common choice for investors on tight timelines.

A fix & flip loan finances both the purchase price and renovation budget of an investment property in a single loan, releasing funds in draws as renovation work is completed. It's built around a short-term exit — reselling or refinancing once the renovation is done.

They overlap but aren't identical. Hard money is a broad category of fast, asset-based short-term financing that can be used for almost any time-sensitive investment purchase. A fix & flip loan is a specific type of short-term investor financing structured to fund both the purchase and the renovation budget, with draws tied to renovation progress.

A rehab (renovation) loan combines the cost of purchasing (or refinancing) a home with the cost of renovating it into a single loan, so you don't need a separate loan for repairs. Funds for the renovation portion are typically disbursed in stages as the work is completed.

A seller-paid buydown uses a credit from the seller at closing to temporarily or permanently reduce your mortgage interest rate, lowering your monthly payment — commonly structured as a 2-1 or 1-0 temporary buydown. It doesn't cost the buyer anything extra out of pocket since the seller funds the reduction.

FHA loans allow down payments as low as 3.5% for eligible borrowers, along with more flexible credit score requirements than many conventional loan programs.

Yes, for eligible borrowers. VA loans offer up to 100% financing for qualified veterans, active-duty service members, and surviving spouses, and USDA loans offer 100% financing for eligible buyers purchasing in USDA-designated rural and suburban areas.

A fixed-rate mortgage keeps the same interest rate and payment for the entire loan term. An adjustable-rate mortgage (ARM) starts with a lower fixed rate for an initial period, then adjusts periodically based on market indexes — often a better fit for buyers who won't keep the loan long-term.

Yes. DSCR loans qualify investment property purchases and refinances based on the property's own rental cash flow, so investors don't need to document personal income, employment, or tax returns.

No. A jumbo loan finances a home priced above the conforming loan limits set by the Federal Housing Finance Agency for its county, while a conventional loan stays within those limits. Jumbo loans are available in fixed, adjustable, and interest-only structures.

Homeowners age 62 or older with sufficient home equity are generally eligible for a reverse mortgage (HECM), which converts a portion of that equity into cash without a required monthly mortgage payment, as long as the home remains the primary residence and property taxes and insurance stay current.