From scenario to funded
No mystery, no black box. Here's the actual sequence, what we need from you at each stage, and where files typically slow down.
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Scenario review
You send the property address, the rent, an estimated value, the loan amount you want, and a credit score range. We go find where it fits and come back with what we can do and what we'll need from you to get there. Nothing here touches your credit.
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Choose a direction
This is the decision that matters most, and it's the one people rush. Points versus rate, interest-only versus amortizing, prepayment term, leverage. Our job is making sure you understand exactly what you're weighing before you commit to anything.
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Application & documents
Now we collect the file: entity documents if you're vesting in an LLC, the lease or rent roll, an insurance estimate, asset statements for down payment and reserves, and authorization to pull credit. Still no tax returns, no W-2s, no pay stubs.
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Appraisal
The lender orders it; you pay for it up front. It's a residential appraisal with a rent schedule attached. Ordering it early is the single easiest way to keep a closing on schedule.
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Underwriting
The lender verifies everything and issues conditions. Conditions are normal — the file isn't in trouble because they came back. Speed here is almost entirely a function of how fast conditions get cleared, which is the part we push on hardest.
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Clear to close & fund
Final approval, closing documents to title, signing, and funding. You'll get a final settlement statement to review beforehand — read the prepayment language closely and confirm every figure matches what the lender committed to.
How we keep your file moving
Closings rarely slow down in underwriting. They slow down waiting on four things — and all four are easy to have ready.
Get an insurance quote early
The premium is part of PITIA, so it feeds straight into your coverage ratio. Getting a number in week one means no surprises in week four — and if it comes in high, we have time to work with it.
Have your entity papers handy
Articles, operating agreement, EIN letter. A brand-new LLC is completely fine — we just want the paperwork matching the name on the contract from the start. Five minutes early saves days later.
Have a plan if the value comes in light
It happens, and it is workable: a slightly lower loan amount, a bit more down, or a rebuttal with stronger comps. Deciding which one you'd prefer before the report lands keeps the deal moving instead of stalling.
Put the rent in writing
A signed lease is the cleanest evidence of income there is. If you're month-to-month or the arrangement is informal, let's get it documented up front — it takes an afternoon and removes a question before it's asked.
Have these ready and you'll move fast
| Stage | What to have ready |
|---|---|
| For scenario review | Property address · gross monthly rent (or expected market rent) · estimated value · target loan amount · credit score range · entity or personal vesting |
| For application | Government-issued ID · entity articles and operating agreement · EIN letter · signed lease or rent roll · two months of asset statements · insurance agent contact |
| For underwriting | Insurance binder naming the correct entity · property tax bill · HOA statement if applicable · payoff demand on a refinance · rehab receipts if claiming an improved value |
Exact requirements vary by lender and program. We'll send you a specific list once a structure is chosen.
Ready to start at step one?
Send the scenario. Reviewing it costs you nothing and doesn't touch your credit.