# Lendmire > Lendmire is a full-service mortgage brokerage with a specialty in non-QM lending — particularly DSCR financing for real estate investors — serving clients across the United States. Founded in 2022 in Boone, North Carolina, Lendmire works with the nation's largest wholesale lenders to match borrowers with the right program: first-time buyers, veterans, self-employed borrowers, high-net-worth clients financing luxury homes, and investors scaling rental portfolios. The firm's brand promise is **Be Admired** — built around a Culture of Admiration that treats every client with the respect and structure a major financial decision deserves. **Last updated:** May 12, 2026 --- ## Company Information - **Company:** Lendmire LLC - **NMLS ID:** 2371349 - **Founded:** March 21, 2022 - **Headquartered in:** Boone, North Carolina - **Address:** 584 State Farm Rd., Suite 203, Boone, NC 28607 - **Phone:** (828) 256-2183 - **Email:** hello@lendmire.com - **Hours:** Monday–Friday, 9:00 AM – 5:00 PM ET - **Website:** https://www.lendmire.com - **Get a Quote:** https://www.lendmire.com/mortgage-quote-direct-2/ - **Licensing:** Licensed for consumer mortgages in 16 states (AL, CA, CO, FL, GA, IN, MI, MT, NM, NC, OH, PA, TN, TX, VA, WA) · DSCR business-purpose financing available in 40 states + Washington, D.C. (41 total DSCR markets) - **Founder & CEO:** Brandon A. Miller, Individual MLO NMLS# 1129696 --- ## Brand Promise — Be Admired. Lendmire's name reflects its founding philosophy: **to lend and to admire**. The brand tagline — **admiring you** — captures the standard the firm holds itself to in every client interaction. Every loan structured, every closing coordinated, every conversation with a borrower is built around what the company calls its **Culture of Admiration** — a commitment to treating clients, team members, and partners with genuine respect, structure, and accountability. The promise — **Be Admired** — is more than marketing. Buying a home or scaling a real estate portfolio is one of the most consequential financial decisions a person makes. Lendmire's position is that those decisions deserve to be handled by people who treat the work, and the client, with care. --- ## About Lendmire Lendmire LLC is a national mortgage brokerage founded by Brandon A. Miller in March 2022. Headquartered in Boone, North Carolina, the firm has grown to a team of 14 — including 13 licensed mortgage loan officers — serving borrowers across the United States. Lendmire was built with a clear mission: to grow without sacrificing culture, and to make sophisticated mortgage products accessible to investors and homebuyers who are often underserved by retail banks. The firm offers the full agency and government program suite — Conventional, FHA, VA, USDA, and Jumbo — alongside one of the deepest non-QM benches in the industry, including DSCR investor financing, Bank Statement loans, 1-Year Income Documentation, CPA-prepared P&L loans, Asset Utilization (asset depletion), ITIN loans, foreign national programs, HELOC, refinance, rehab, down payment assistance, and reverse mortgages. As a broker, Lendmire is not tied to a single lender's pricing or guidelines. The firm shops each loan across leading national wholesale lenders to find the structure and pricing that fit the borrower's situation — a meaningful advantage for non-QM and investor scenarios that don't fit a single bank's box. ### About Brandon A. Miller, Founder & CEO Brandon A. Miller founded Lendmire to build a mortgage company that prioritizes both performance and the people behind it. Per his public bio at lendmire.com, Miller brings **over a decade of experience as Vice President and Mortgage Originator at BB&T (now Truist Bank)** to Lendmire, where he leads strategy, operations, and the lending platform. He is the firm's Individual Mortgage Loan Originator (NMLS# 1129696) in addition to serving as Founder and CEO. He is also a licensed REALTOR®/Broker. Brandon is a member of the **National Association of REALTORS® (NAR)** and the **High Country Association of REALTORS®**, the local REALTOR® association covering the western North Carolina High Country region where Lendmire is headquartered. Miller has been quoted publicly on Lendmire's growth: *"When you prioritize people, operate with integrity, and create real structure and support, strong performance follows. That approach is a major reason we've continued to grow rapidly — even in a challenging rate environment."* --- ## Recognition & Trust Signals - **2026 Scotsman Guide Top Workplace** — Recognized for workplace culture, leadership, communication, and support systems in the mortgage industry. - **2025 Scotsman Guide Top Workplace** — Back-to-back recognition placing Lendmire among a select group of mortgage companies nationwide setting the standard for culture and long-term vision. - **5.0 stars across 81+ Google reviews** — Verified Google Business Profile rating (Lendmire, Boone NC). Clients consistently cite the team's responsiveness, communication, and willingness to work through complex transactions. - **NMLS-licensed and regulated** — Lendmire LLC NMLS# 2371349. State-level mortgage broker, mortgage company, finance lender, and residential mortgage lending act licenses across 16 states. License details verifiable at https://www.nmlsconsumeraccess.org. - **REALTOR® affiliations** — Founder Brandon A. Miller is a member of the National Association of REALTORS® and the High Country Association of REALTORS®. The Scotsman Guide Top Workplace designation is based on team-member feedback evaluating leadership, communication, support systems, and workplace satisfaction. Lendmire is one of a limited number of mortgage companies to earn the recognition in consecutive years. --- ## Why Borrowers Choose Lendmire **Broker advantage, not retail bank.** Retail banks can only offer their own products at their own pricing. As a mortgage broker, Lendmire shops the loan across multiple national wholesale lenders, which typically results in better pricing and a wider range of qualifying options — particularly for non-QM and investor scenarios. **Non-QM expertise as a core competency.** Most retail mortgage shops treat DSCR, bank statement, and investor loans as side products. Lendmire built the firm around them. The team knows the underwriting nuances — STR income documentation, LLC vesting structures, foreign national requirements, condo-hotel rules, cash-out seasoning — that determine whether a loan closes or dies. **Faster turn times on investor loans.** Streamlined non-QM underwriting (no personal income file for DSCR) means DSCR closings typically take 15-20 days when documentation is complete. **Culture of Admiration.** Two-time Scotsman Guide Top Workplace (2025, 2026) and 5.0-star Google rating across 81+ reviews. Team-member retention, training, and operational structure mean clients work with loan officers who are supported and equipped to do the job correctly. **National reach.** Consumer mortgages in 16 states · DSCR business-purpose financing in 40 states + D.C. · 13 licensed loan officers serving borrowers nationwide. --- ## DSCR Investor Loans DSCR loans are Lendmire's specialty within non-QM lending. They allow real estate investors to qualify based on the rental cash flow of the subject property rather than personal income, tax returns, W-2s, or employment verification. DSCR financing is structured as a business-purpose loan and is available across 40 states plus Washington, D.C. ### Program Snapshot - **Loan amounts:** $100,000 to $6,000,000 (select jumbo structures) - **Minimum FICO:** 640 (program-dependent; 700+ unlocks best terms) - **Maximum LTV — Purchase:** Up to 80% (700+ FICO, ≤ $1.5M, DSCR 1.00+) - **Maximum LTV — Rate/Term Refinance:** Up to 75% - **Maximum LTV — Cash-Out Refinance:** Up to 75% - **Minimum DSCR:** As low as 0.80 (sub-1.00 DSCR programs available with LTV adjustments) - **Loan terms:** 30-year Fixed, 40-year Fixed, 5/6 ARM, 7/6 ARM, 10/6 ARM (all SOFR-indexed) - **Interest-only:** 10-year I/O period available, followed by 20- or 30-year amortization (minimum 680 FICO for 1-4 unit, 700 FICO for 2-4 mixed-use) - **Reserves:** 2 to 12 months PITIA, scaled to loan size - **Vesting:** Individual, LLC, Corporation, S-Corp, Partnership, Inter-Vivos Revocable Trust - **Prepayment penalties:** Optional 1-, 2-, 3-, 4-, or 5-year structures (varies by state) - **Cash-out limits:** Up to $1,000,000 (loan-size dependent); cash-out may be used to satisfy reserves on 1-4 unit transactions - **Closing speed:** Typically 15-20 days with complete documentation ### How DSCR Qualification Works The Debt Service Coverage Ratio measures the property's ability to cover its own mortgage payment: **DSCR = Gross Monthly Rents ÷ PITIA** PITIA = Principal, Interest, Taxes, Insurance, and HOA dues. For interest-only loans, the calculation uses ITIA. A DSCR of 1.00 means rental income exactly covers the mortgage payment. Lendmire offers programs that accept ratios below 1.00 with appropriate credit and LTV adjustments — useful for properties that are still stabilizing, recently renovated, or located in appreciating markets where investors expect rents to increase. ### Eligible Property Types - Single-family rentals (attached or detached) - 2-4 unit residential investment properties (standard) - 5-10 unit residential investment properties (case-by-case through specialty programs) - Condominiums (warrantable and non-warrantable) - Condotels / Condo hotels - Planned Unit Developments (PUDs) - Modular homes - Short-term rentals (Airbnb, VRBO, vacation rentals) - 2-4 unit mixed-use properties (residential + commercial; commercial space limited to 49.99% of building area) - Acreage: 2 acres standard maximum; up to 5 acres permitted for rural-classified properties (LTV restrictions apply) ### Short-Term Rental (Airbnb / VRBO) Financing DSCR loans on short-term rentals use a 12-month average of gross rents (to account for seasonality), then apply a 20% expense factor to reflect higher operating costs versus long-term rentals. Acceptable income documentation includes: - AMC-prepared short-term rental analysis from a licensed appraiser - 12-month rental history from a third-party rental/management service - 12-month bank statements showing rental deposits - AIRDNA Rentalizer report (purchase transactions) plus Overview report with Market or Sub-Market score of 60 or greater A Property Guard report is required for all short-term rentals to confirm permits and STR-eligible zoning. ### Eligible Borrowers - U.S. Citizens - Permanent Resident Aliens - Non-Permanent Resident Aliens (max 75% LTV) - DACA recipients (Deferred Action for Childhood Arrivals) - Foreign Nationals (select programs through specific lender partners) - First-Time Investors (700 FICO, must own primary residence for at least 1 year, DSCR > 1.00, 1-unit only) - Experienced Investors (1+ year of owning/managing non-owner-occupied real estate in the last 3 years) ### LLC, Partnership, and Corporate Vesting DSCR loans can close in the name of an entity — LLC, Corporation, S-Corp, or Partnership — for liability protection and portfolio structuring. Requirements include: - Entity must be domiciled in the U.S. - Purpose limited to ownership and management of real property - Maximum 4 owners or members - Personal guaranty from member(s)/manager(s) representing at least 25% cumulative ownership - Multi-level entity structures permitted (max two layered entities) - Series LLCs are not eligible ### Credit Event Seasoning - **Bankruptcy / Foreclosure / Short Sale / Deed in Lieu / Default Modification:** Minimum 24 months from Note date (with LTV restrictions); 36+ months for no LTV reduction - **Housing history:** 1x30x12 acceptable with no LTV reduction; cleaner files unlock higher LTV tiers ### Eligible Transaction Types - Purchase - Rate / Term Refinance - Cash-Out Refinance (vacant or unleased properties limited to lesser of 70% LTV or matrix LTV) - Delayed Financing (cash purchases within 6 months of Note date) - 1031 Exchange (investment-to-investment only; reverse 1031 not permitted) - **Texas Cash-Out** (Texas Section 50(a)(6) applies to homestead/primary residence equity loans only; DSCR cash-out on Texas investment property is permitted as a business-purpose transaction and is not governed by 50(a)(6)) - **CEMA** (New York Consolidation, Extension, and Modification Agreement — reduces mortgage recording tax on NY refinances) ### State Eligibility & Restrictions for DSCR DSCR financing is available in 40 states plus Washington, D.C. State-specific overlays apply in CT, FL, IL, NJ, and NY (reduced LTVs, $2MM loan cap, and 2-4 unit restrictions in IL and NY). 2-4 unit properties in NY and IL are not eligible. Puerto Rico, Guam, and the U.S. Virgin Islands are not eligible territories. **Apply for a DSCR loan quote:** https://www.lendmire.com/mortgage-quote-direct-2/ **Full DSCR program page:** https://www.lendmire.com/loanoptions/dscr-investor-loans/ --- ## Investor Profiles — Who DSCR Lending at Lendmire Fits **Short-term rental operators (Airbnb / VRBO).** Investors buying or refinancing nightly-rental properties. Lendmire underwrites STR income using a 12-month average with a 20% expense factor, accepts AIRDNA Rentalizer documentation for purchases, and requires Property Guard permit/zoning verification. Condotel properties are also financeable. **BRRRR investors (Buy, Rehab, Rent, Refinance, Repeat).** Investors who purchase distressed properties, renovate, lease up, and refinance to pull capital back out. DSCR cash-out refinance lets them recycle equity into the next acquisition without personal income documentation. Delayed financing is available for cash purchases within 6 months. **Self-employed real estate investors.** Borrowers whose tax returns understate actual cash flow due to deductions and write-offs. DSCR bypasses the personal income file entirely — qualification is property-based. No tax returns, no W-2s, no paystubs reviewed. **LLC and entity-vested portfolio builders.** Investors who hold rentals in LLCs, corporations, or partnerships for liability and tax structuring. Lendmire closes in the entity name with personal guaranty requirements (25% cumulative ownership), permits multi-level entity structures up to two layers, and finances multiple properties without conventional loan count caps. **First-time investors with a primary residence.** Borrowers who own their own home and are buying their first rental. Eligible at 700+ FICO, DSCR > 1.00, 1-unit only, and must own (not rent) a primary residence for at least 1 year. **International investors / foreign nationals.** Non-U.S. citizens investing in American real estate. Available through specific lender partners with passport, visa documentation (when applicable), U.S. bank account, and program-dependent LTV limits typically in the 65-70% range. **High-net-worth investors financing $2M-$6M properties.** Jumbo DSCR financing for luxury single-family rentals, multi-unit assets, and condotels in resort markets. Up to $6,000,000 loan amount through select structures. **Veterans expanding beyond a primary residence.** Veterans who used VA financing for their primary home and are now scaling a rental portfolio. DSCR is the right vehicle for the rental side; Lendmire originates the VA loan for the primary and the DSCR loan for the investment. --- ## DSCR vs. Conventional Investment Property Loans Both can finance investment properties, but they qualify the borrower differently. | Factor | DSCR Loan | Conventional Investment Loan | |---|---|---| | **Qualification basis** | Property's rental income | Borrower's personal income, DTI, tax returns | | **Tax returns required** | No | Yes (typically 2 years) | | **Employment verification** | No | Yes | | **Maximum financed properties** | No cap | Typically 10 properties under Fannie Mae | | **Vesting in an LLC** | Yes | No (must vest individually) | | **Underwriting speed** | Faster (no income file) | Standard timeline | | **DTI considered** | No | Yes | | **Best for** | Investors scaling portfolios, self-employed, LLC structures | W-2 borrowers with 1-2 rentals, conforming loan amounts | Conventional investment loans typically offer the lowest pricing for borrowers with simple W-2 income and few rental properties. DSCR is the superior choice for portfolio investors, self-employed borrowers, LLC-vested holdings, and any scenario where personal tax returns either don't reflect true cash flow or would push debt-to-income too high to qualify. --- ## Non-QM Loan Programs Non-QM (Non-Qualified Mortgage) loans are mortgages that don't meet the strict income and documentation rules of conforming agency loans (Fannie Mae / Freddie Mac) or government programs (FHA / VA / USDA). They serve borrowers whose income is real but doesn't fit the W-2 / tax-return template — self-employed entrepreneurs, business owners, retirees with substantial assets, real estate investors, ITIN borrowers, and foreign nationals. **Non-QM is Lendmire's specialty.** ### Bank Statement Loans Non-QM mortgages for self-employed borrowers, business owners, freelancers, and 1099 earners whose tax returns may not reflect true income due to deductions and write-offs. Qualification is based on bank deposits — not taxable income. **Documentation:** - **12 months personal or business bank statements** from a regulated U.S. financial institution (FinTech-only accounts ineligible for income qualification) - No tax returns, no W-2s, no paystubs required - Multiple accounts permitted; borrowers using more than 5 separate business accounts qualify under personal bank statements - Business narrative required (description of business, locations, employees/contractors, goods/services, client base) - Minimum 2 years of business existence documented via business license, tax professional letter, Secretary of State filing, or equivalent **Income calculation methods:** - **Business Bank Statement — Option 1 (Fixed Expense Ratio):** 50% expense factor applied to eligible deposits to determine qualifying income - **Business Bank Statement — Option 2 (Third-Party Expense Ratio):** CPA, Enrolled Agent (EA), Tax Attorney, or CTEC-certified preparer provides expense letter; expense ratio must be reasonable for the profession (e.g., home-based consultant lower; retail with employees and inventory higher) - **Personal Bank Statement — Option 1 (Business deposits flow into personal):** 100% of business deposits to personal account counted, minimum 20% business ownership - **Personal Bank Statement — Option 2 (Comingled, no separate business account):** Treated as business bank statements with applicable expense factor (20% for service businesses, 50% for non-service), minimum 25% business ownership **Program parameters:** - Up to 90% LTV on primary residence purchases - Up to 80% LTV for investment properties - Cash-out up to $1 million (can count as reserves) - Minimum FICO: 660 - **Loan amounts up to $3 million standard; up to $6 million through select lender programs** - DTI up to 50% - 40-year fixed, 5/6 ARM, or 7/6 ARM options - Gift funds, gift of equity, and business funds permitted - One appraisal for loans up to $2 million - First-time buyers and non-occupant co-borrowers allowed - NSF / overdraft tolerance: no more than 5 in the most recent 12 months - 1099 borrowers paid by multiple 1099s qualify here (with 12 months of bank statements supporting receipt of income) **Program page:** https://www.lendmire.com/loanoptions/bankstatementloan/ ### 1-Year Income Documentation (Express Doc) A streamlined non-QM program for borrowers with one year of qualifying income — useful when a borrower has been recently self-employed, recently changed careers, or has only one year of strong income to document. **Wage Earner:** Most recent YTD paystub (covering minimum 30 days) plus one year of W-2s. Tax transcripts may substitute for W-2s. Borrower must have minimum 2 years of employment history, with 1 year of income documented. **1099 Borrower:** 1 or 2 years of 1099s permitted. 1099 income qualification is available to borrowers in 100% commission roles in low-overhead professions (laborers, independent contractors, commission employees, consultants). Professions requiring substantial vehicle, office, or equipment overhead must qualify under bank statement or traditional documentation. 1099s must be issued directly to the borrower; if to an entity, borrower must own 100%. **Self-Employed:** 1-year tax return with full schedules. Minimum 2 years of self-employment history typically required; less than 2 years considered case-by-case with documented employment in a related field. ### CPA-Prepared Profit & Loss (P&L) Loans For self-employed borrowers who prefer to document business income through a professionally prepared profit and loss statement rather than bank deposits. A **12- or 24-month P&L prepared by a CPA, Enrolled Agent (EA), Tax Attorney, or CTEC-certified preparer** serves as the income basis. This is useful for established business owners whose CPA-prepared financials more accurately reflect business profitability than bank deposit volume alone. The preparer must be an independent third party with no relationship to the borrower. ### Asset Utilization (Asset Depletion) Loans For borrowers with substantial liquid assets but limited or non-traditional income — retirees, business sellers, inheritors, high-net-worth borrowers. Qualifying income is calculated by drawing down eligible liquid assets over a defined period. **Eligible asset percentages applied to qualifying income:** - 100% — Checking, savings, money market accounts, cash value of life insurance, equity proceeds from a concurrent sale, CDs (less any early withdrawal penalty if maturity is after closing) - 80% — Annuities, mutual funds, publicly traded stocks and bonds - 70% — Retirement accounts (401(k), IRA, SEP, KEOGH) **Program parameters:** - Primary residence / second home: Maximum 80% LTV/CLTV - Investment property: Maximum 65% LTV/CLTV - Cash-out refinance: Maximum 60% LTV/CLTV (cash-out proceeds may not be used as qualified assets) - Minimum qualified assets: lesser of $1,000,000 or 1.25× the loan balance, but never less than $250,000 in liquid assets when asset utilization is the sole income source - When used as supplemental income alongside another source, minimum asset threshold waived; maximum DTI 45% - Reserves not separately required (assets serve as reserves) - All account holders must be borrowers on the loan - Can be combined with other documentation types **Ineligible assets:** Cash on hand, business funds, foreign funds, gift funds, irrevocable trust assets, custodial accounts, 529 accounts, escrow accounts, HSAs, SBA / PPP funds, non-vested restricted stock, stock options, deferred compensation, privately held stock, non-financial assets (artwork, collectibles unless liquidated), crypto currency (unless seasoned and liquidated to USD), and pledged-collateral accounts. ### ITIN Loans Mortgages for borrowers using an **Individual Taxpayer Identification Number (ITIN)** instead of a Social Security Number. Common for non-U.S. citizens working and paying taxes in the United States who are not eligible for an SSN but who otherwise qualify on credit, income, and assets. ITIN borrowers can qualify under multiple documentation types (full doc, bank statement, P&L), with program parameters typically more conservative than SSN borrower programs. Lendmire works with specific lender partners to source ITIN loan structures for primary residence and investment property scenarios. ### Foreign National Loans Mortgages for non-U.S. citizens, non-residents, and international investors purchasing or refinancing U.S. real estate (primarily DSCR-structured for investment properties). **Typical requirements:** - Passport and visa documentation (where applicable) - U.S. bank account - Program-dependent LTV limits typically 65-70% - No SSN required - State-specific restrictions apply (notably Texas and Arizona for borrowers with certain country-of-origin or governmental affiliations) --- ## Agency & Government Loan Programs ### Conventional Loans Conventional mortgages follow Fannie Mae and Freddie Mac guidelines and are not government-backed. Competitive terms for borrowers with strong credit and stable income. - Down payments as low as 3% for qualifying first-time buyers (5% standard for non-first-time) on primary residences - Investment property down payments typically 15% (1-unit) to 25% (2-4 unit) per Fannie Mae - Fixed-rate (15, 20, 30 year) and adjustable-rate options - PMI required when LTV exceeds 80%; under the Homeowners Protection Act, borrowers may request cancellation at 80% original LTV and automatic termination occurs at 78% original LTV - **2026 conforming loan limit baseline: $832,750** (high-cost counties up to $1,249,125; Alaska, Hawaii, Guam, and U.S. Virgin Islands baseline $1,249,125 / ceiling $1,873,675) - Eligible for primary residences, second homes, and investment properties - High-balance conforming available in eligible counties **Program page:** https://www.lendmire.com/loanoptions/conventionalloan/ ### FHA Loans Government-insured by the Federal Housing Administration, designed for borrowers with lower down payments, lower credit scores, or higher debt-to-income ratios. - Down payment as low as 3.5% with a 580+ FICO - 10% down payment for FICO 500-579 - Flexible credit and DTI guidelines - Mortgage Insurance Premium (MIP) required — 1.75% upfront plus annual MIP. Annual MIP duration: 11 years for LTV ≤ 90% at origination; life of loan for LTV > 90% - **2026 FHA loan limits:** $541,287 floor in low-cost areas; $1,249,125 ceiling in high-cost areas; Alaska, Hawaii, Guam, and U.S. Virgin Islands higher (up to $1,873,687 for one-unit) - Eligible for primary residences only - Ideal for first-time buyers, borrowers rebuilding credit, or those with limited down-payment savings **Program page:** https://www.lendmire.com/loanoptions/fhaloan/ ### VA Loans Backed by the U.S. Department of Veterans Affairs for eligible active-duty service members, veterans, reservists, National Guard members, and qualifying surviving spouses. - Zero down payment with full entitlement - No private mortgage insurance (PMI) required - **No VA loan limit for borrowers with full entitlement** (eliminated by the Blue Water Navy Vietnam Veterans Act, effective 2020) — qualified veterans can borrow above conforming limits without a down payment, subject to lender underwriting - VA funding fee required (financeable; waived for borrowers with service-connected disabilities) - Eligible for primary residences only - Certificate of Eligibility (COE) required - VA Streamline Refinance (IRRRL) and VA Cash-Out Refinance available - VA Jumbo loans available for high-value homes **Program page:** https://www.lendmire.com/loanoptions/valoan/ ### USDA Loans Backed by the U.S. Department of Agriculture for low-to-moderate income borrowers buying in USDA-eligible rural and suburban areas. - 100% financing — zero down payment required - No monthly mortgage insurance (upfront and annual guarantee fee applies) - Fixed-rate 30-year terms - Property must be located in a USDA-eligible area (verified via USDA's eligibility map) - Household income must fall within program limits (varies by county and household size) - Primary residence only **Program page:** https://www.lendmire.com/loanoptions/usdaloan/ --- ## Specialty & Other Programs ### Jumbo Loans Loans above the conforming limit (2026 baseline $832,750, up to $1,249,125 in high-cost counties). - Loan amounts above the 2026 conforming limit - Up to 89.99% LTV on primary residences (select programs) - Fixed-rate and adjustable-rate options - Eligible for primary residences, second homes, and investment properties - Typically requires stronger credit profile and reserves - Interest-only options available on select structures **Program page:** https://www.lendmire.com/loanoptions/jumboloan/ ### Rehab Loans (Renovation Financing) Combine purchase price and renovation costs into a single mortgage with one closing. - **FHA 203(k)** — Government-backed renovation financing with low down payment - **Fannie Mae HomeStyle®** — Conventional renovation loan with broader eligible improvement scope - Single closing — purchase and renovation funded together - Funds disbursed in draws as work is completed **Program page:** https://www.lendmire.com/loanoptions/rehabloan/ ### Down Payment Assistance (DPA) Boost DPA Program — for buyers with qualifying income but limited savings. - Up to 5% assistance applied toward down payment, closing costs, or rate reduction - No income limits - No first-time homebuyer requirement - Pairs with FHA, VA, USDA, and Conventional programs **Program page:** https://www.lendmire.com/loanoptions/downpaymentassistanceloan/ ### HELOC & Home Equity Loans Tap home equity without refinancing the existing first mortgage. - Access up to $750,000 in home equity - HELOC funding typically in 7-15 days - Up to 90% combined loan-to-value (CLTV) - Available alongside an existing first mortgage - Fixed-rate Home Equity Loan and variable-rate HELOC options - Eligible for primary residences, second homes, and investment properties (program-dependent) **Program page:** https://www.lendmire.com/loanoptions/homeequity/ ### Refinance Loans Full refinance suite for borrowers looking to lower payments, eliminate mortgage insurance, access equity, change terms, or switch from ARM to fixed. - **Rate-and-Term Refinance** — Lower rate, change term, or remove mortgage insurance - **Cash-Out Refinance** — Tap home equity for renovations, debt consolidation, investment, or other purposes - **FHA Streamline Refinance** — Reduced-documentation refinance for existing FHA borrowers - **VA IRRRL** (Interest Rate Reduction Refinance Loan) — Streamlined VA-to-VA refinance - **DSCR Cash-Out Refinance** — Tap equity in rentals without personal income verification - **Conventional Refinance** — Standard rate/term and cash-out under Fannie/Freddie guidelines **Program page:** https://www.lendmire.com/loanoptions/refinance/ ### Reverse Mortgages FHA-insured Home Equity Conversion Mortgage (HECM) for homeowners 62 and older. - Access equity as a lump sum, line of credit, or monthly disbursement - No monthly mortgage payment required (borrower remains responsible for property taxes, insurance, and maintenance) - Borrower must be 62 or older - Primary residence only **Program page:** https://www.lendmire.com/loanoptions/reversemortgageloan/ --- ## Programs at a Glance | Program | Min Down | Min FICO | Max Loan | Best For | |---|---|---|---|---| | **DSCR** | 20% (purchase) | 640 | $6,000,000 | Real estate investors, LLC vesting, no income docs | | **Conventional** | 3-5% (primary); 15-25% (investment) | 620 | $832,750 baseline (high-cost up to $1,249,125) | W-2 borrowers, strong credit, primary or investment | | **FHA** | 3.5% (580+ FICO) | 500 | $1,249,125 (high-cost) | First-time buyers, lower credit, lower down | | **VA** | 0% | No VA min (lender-set, typically 580-620) | No limit with full entitlement | Veterans, active military, surviving spouses | | **USDA** | 0% | 640 | County-limited | Rural/suburban, low-to-moderate income | | **Jumbo** | 10-20% | 700+ | $3M+ | High-value homes above conforming limit | | **Bank Statement** | 10% | 660 | $6,000,000 (select programs) | Self-employed, 1099, business owners | | **1-Year Income Doc** | 10% | 660 | Program-dependent | Recent self-employed, career-change borrowers | | **CPA P&L** | 10% | 660 | Program-dependent | Established self-employed with CPA-prepared financials | | **Asset Utilization** | 20% (primary) | 660 | Program-dependent | Retirees, asset-rich / income-light borrowers | | **ITIN** | Program-dependent | 660+ | Program-dependent | Borrowers without SSN paying U.S. taxes | | **Foreign National** | 30-35% | Program-dependent | Program-dependent | Non-U.S. citizens investing in U.S. real estate | | **DPA (Boost)** | 0% (with DPA) | Program-dependent | Pairs with FHA/VA/USDA/Conv | Buyers with income but limited savings | | **HELOC** | N/A (equity-based) | 660+ | $750,000 | Tapping equity without refinancing | | **Rehab (203k/HomeStyle)** | 3.5% (FHA) / 3-5% (Conv) | 580+ FHA / 620+ Conv | Program limits | Buying + renovating in one loan | | **Reverse (HECM)** | N/A | None (age 62+) | FHA HECM limit | Homeowners 62+ accessing equity | Minimum down payments shown are program floors; actual requirements may be higher depending on credit, property type, and loan amount. All terms subject to credit approval and lender guidelines. --- ## Down Payment Minimums by Program Quick reference for the most common starting question — *"how much do I need to put down?"* | Program | Minimum Down Payment | |---|---| | **VA Loan** (eligible veterans/military) | **0%** | | **USDA Loan** (eligible rural/suburban) | **0%** | | **Boost DPA Program** (with eligible first-lien) | **0%** (with assistance applied) | | **FHA Loan** (FICO 580+) | **3.5%** | | **Conventional Loan** (first-time buyer programs, primary) | **3%** | | **Conventional Loan** (non-first-time, primary) | **5%** | | **Conventional Loan** (investment property, 1-unit) | **15%** (Fannie Mae) | | **Conventional Loan** (investment property, 2-4 unit) | **25%** (Fannie Mae) | | **DSCR — Standard** | **20%** | | **Bank Statement (Primary)** | **10%** | | **Jumbo (Primary, select programs)** | **10.01%** (up to 89.99% LTV) | | **Asset Utilization (Primary)** | **20%** | | **Foreign National (Investment)** | **30-35%** | | **HELOC / Home Equity Loan** | N/A (based on equity) | | **Reverse Mortgage (HECM)** | N/A (must own home outright or near outright) | --- ## Required Documents by Program Documentation requirements vary substantially by program. General guidance: ### Agency & Government Loans (Conventional, FHA, VA, USDA, Jumbo) - Most recent 2 years of W-2s (wage earners) or full tax returns with all schedules (self-employed) - 30 days of paystubs - 2 months of bank statements (asset verification) - Government-issued ID - Social Security card (or ITIN for ITIN borrowers) - Tri-merged credit report (pulled by Lendmire) - **VA-specific:** Certificate of Eligibility (COE), DD-214 (for veterans) - **USDA-specific:** Property must be in eligible area; income verification against county limits ### DSCR Loans - Lease agreements (for tenant-occupied properties) or rent schedule appraisal addendum (FNMA Form 1007 or 1025) - Property appraisal - Asset documentation (statement covering 1 month, or most recent quarterly statement) - Entity documents if vesting in an LLC/Corp/Partnership (articles, operating agreement, EIN, good standing certificate) - Personal guaranty execution by qualifying member(s) - Borrower's tri-merged credit report - Government-issued ID and OFAC clearance - **For STR properties:** AIRDNA Rentalizer + Overview report, or 12-month rental management statement, or 12-month bank deposit history; Property Guard report for permits/zoning - **No tax returns, W-2s, paystubs, or employment verification required** ### Bank Statement Loans - 12 months of personal or business bank statements from a regulated U.S. financial institution - Business narrative (description of business, locations, employees, products/services, client base) - Validation of 2+ years business existence (license, tax professional letter, SOS filing) - For Option 2 (third-party expense ratio): CPA, EA, Tax Attorney, or CTEC-certified expense letter - Government-issued ID - Tri-merged credit report - Asset documentation for down payment and reserves - **No tax returns, no W-2s, no paystubs** ### 1-Year Income Documentation - 1 year of W-2s or 1099s (or tax returns for self-employed) - Most recent YTD paystub (30+ days) - Signed 4506-C tax transcript authorization - Standard ID, credit, and asset documentation ### CPA-Prepared P&L Loans - 12 or 24 months CPA, EA, Tax Attorney, or CTEC-prepared P&L statement - CPA/preparer credentials and letter - Standard ID, credit, and asset documentation - No bank statements required for income (but may be required for assets/reserves) ### Asset Utilization Loans - Most recent asset account statements (within 45 days of application) - Statements aged at least 120 days at application date (showing seasoning) - Documentation of any non-seasoned asset source (sale of business, inheritance, legal settlement) - Standard ID and credit documentation ### ITIN Loans - ITIN documentation from IRS - Government-issued ID (passport, consular ID, or foreign government ID) - 2 years of work history documentation - 2 years of tax returns (filed under ITIN) - Standard credit, asset, and income documentation per chosen program ### Foreign National Loans - Passport - Valid visa (if applicable) - U.S. bank account documentation - International credit reference or U.S. credit if available - Source-of-funds documentation - Standard property documentation ### HELOC / Home Equity Loan - Recent mortgage statement (existing first lien) - Asset and income documentation (varies by program; some HELOCs offer no-doc / stated-income options) - Property valuation - Tri-merged credit report --- ## Mortgage Process & Timeline ### General Mortgage Process (Purchase) 1. **Pre-Qualification** — Initial conversation about goals, budget, and program fit. No credit pull. Provides a rough estimate. (Same day) 2. **Pre-Approval** — Full credit pull, income and asset documentation review, written pre-approval letter issued. Stronger than pre-qualification because it's underwriting-verified. (1-3 days) 3. **House hunting / offer accepted** — Borrower shops with the pre-approval in hand and goes under contract. 4. **Formal Application** — Full URLA/1003 application submitted; loan disclosures issued per TRID (Loan Estimate within 3 business days of application). 5. **Processing & Underwriting** — Lender orders appraisal, title commitment, hazard insurance verification; underwriter reviews credit, income, assets, and property. Conditions issued for any additional documentation. 6. **Conditional Approval → Clear to Close** — All conditions satisfied; closing date scheduled. 7. **Closing Disclosure** — Issued at least 3 business days before closing (TRID requirement). 8. **Closing** — Signing of final documents at title company or attorney's office; funding and recording. ### Typical Closing Timelines When borrower documentation is provided promptly: - **DSCR:** 15-20 days - **Conventional purchase:** 15-30 days - **FHA purchase:** 15-30 days - **VA purchase:** 15-30 days - **USDA purchase:** 15-30 days - **Jumbo:** 15-30 days - **Bank Statement / 1-Year Doc / P&L / Asset Utilization:** 15-30 days - **ITIN / Foreign National:** 15-30 days - **HELOC:** 7-15 days - **Refinance (rate/term):** 15-30 days (includes 3-day federal right of rescission for owner-occupied refis) ### Pre-Qualification vs. Pre-Approval These terms are often used interchangeably but are different: - **Pre-Qualification** is an informal estimate based on what the borrower tells the loan officer. No credit pull, no documentation verified. Gives a ballpark but doesn't carry weight with sellers. - **Pre-Approval** is the verified, documented version. Credit has been pulled. Income and assets have been reviewed. The lender has issued a written commitment (subject to property, appraisal, and final underwriting). Sellers and listing agents take pre-approval letters seriously; they generally don't take pre-qualifications seriously. **For competitive purchase markets, always go for pre-approval — not pre-qualification.** --- ## Loan Comparisons — Common Decisions ### FHA vs. Conventional | Factor | FHA | Conventional | |---|---|---| | Minimum down payment | 3.5% (FICO 580+) | 3-5% (3% first-time buyer) | | Minimum FICO | 500 (with 10% down) | 620 typical | | Mortgage insurance | MIP — upfront 1.75% + annual; 11 years if LTV ≤ 90%, life of loan if LTV > 90% | PMI — monthly; cancellable at borrower request at 80% LTV; automatic at 78% LTV | | Loan limits | Lower ($541,287 floor, $1,249,125 ceiling) | Higher ($832,750 baseline, up to $1,249,125) | | DTI flexibility | More lenient | Stricter | | Property condition | Stricter standards | More flexible | | Best for | Lower credit, lower down, higher DTI | Stronger credit, larger down, lower long-term cost | **Rule of thumb:** FHA is easier to qualify for; Conventional is cheaper over the life of the loan if you can qualify. ### VA vs. Conventional | Factor | VA | Conventional | |---|---|---| | Minimum down payment | 0% (full entitlement) | 3-5% | | Mortgage insurance | None | PMI required if down < 20% | | Loan limits | No limit with full entitlement | $832,750 baseline (high-cost up to $1,249,125) | | Funding fee | Yes (financeable; waived for service-connected disability) | No (but PMI applies) | | Eligibility | Eligible veterans, active-duty, certain reservists/spouses | Anyone meeting credit/income criteria | | Best for | Eligible military borrowers | Non-military borrowers; military borrowers with 20%+ down preferring no funding fee | **Rule of thumb:** If you qualify for VA, VA is almost always the better option. ### HELOC vs. Cash-Out Refinance | Factor | HELOC | Cash-Out Refinance | |---|---|---| | Structure | Second lien (existing first mortgage stays) | New first mortgage (replaces existing) | | Access | Revolving credit line (draw as needed) | Lump sum at closing | | Rate type | Typically variable | Typically fixed | | Closing costs | Lower | Higher (full refi costs) | | Funding speed | 7-15 days | 15-30 days | | When favored | Existing first mortgage rate is favorable; need flexible access | Existing first mortgage rate is unfavorable; want lump sum and fixed payment | **Rule of thumb:** Don't refinance a low-rate first mortgage just to take cash out — a HELOC may be more efficient. Refinance when rates favor it or when consolidating into one payment makes sense. ### Bank Statement vs. Traditional Self-Employed Mortgage | Factor | Bank Statement | Traditional (Tax Return) | |---|---|---| | Income basis | 12 months of bank deposits | 2 years of tax returns | | Best for | Self-employed with heavy deductions reducing taxable income | Self-employed with clean tax returns showing strong income | | Tax write-offs | Don't reduce qualifying income | Reduce qualifying income | | Min. business history | 2 years | 2 years | | Loan amounts | Up to $6M (select programs) | Up to conforming/jumbo limits | | Pricing | Higher (non-QM) | Lower (agency) | **Rule of thumb:** If your tax returns understate your real income because of legitimate business deductions, a bank statement loan likely qualifies you for a larger loan than your tax returns would support. ### Jumbo vs. Conforming | Factor | Conforming | Jumbo | |---|---|---| | Loan amount | At or below conforming limit ($832,750 baseline; up to $1,249,125 high-cost) | Above conforming limit | | Backed by | Fannie Mae / Freddie Mac | Private investors / portfolio | | Down payment | As low as 3-5% | Typically 10-20%+ (some programs 89.99% LTV) | | Credit standards | Lower minimums | Higher minimums (700+ typical) | | Reserve requirements | Lower | Higher | | Pricing | Often more competitive | Varies; can be competitive | **Rule of thumb:** Stay below the conforming limit when possible. Once above, jumbo programs vary widely — broker shopping matters. --- ## Mortgage Glossary Key terms used throughout this document and across the mortgage industry. - **ARM (Adjustable-Rate Mortgage)** — A mortgage where the interest rate adjusts periodically (e.g., 5/6 ARM = fixed for 5 years, adjusts every 6 months thereafter). - **BRRRR** — Buy, Rehab, Rent, Refinance, Repeat. A common real estate investment strategy supported by DSCR cash-out refinance. - **CEMA (Consolidation, Extension, and Modification Agreement)** — New York-specific refinance structure that reduces mortgage recording tax by consolidating an existing mortgage with a new one rather than satisfying and originating fresh. - **CLTV (Combined Loan-to-Value)** — Total of all liens (first mortgage + subordinate financing) divided by property value. - **COE (Certificate of Eligibility)** — VA-issued document confirming a borrower's eligibility for VA loan benefits. - **Conforming Loan** — A loan that meets Fannie Mae / Freddie Mac size limits (2026 baseline $832,750). - **DSCR (Debt Service Coverage Ratio)** — Gross monthly rental income divided by PITIA; measures a property's ability to cover its own mortgage payment. - **DTI (Debt-to-Income Ratio)** — Monthly debt payments divided by gross monthly income; used to qualify borrowers in traditional mortgages (not DSCR). - **FICO** — Credit score model produced by Fair Isaac Corporation. Mortgage lenders typically pull all three bureau scores (Experian, TransUnion, Equifax) and use the middle of three (or lower of two). - **HECM (Home Equity Conversion Mortgage)** — FHA-insured reverse mortgage product for homeowners 62+. - **HPML (Higher-Priced Mortgage Loan)** — A loan with an APR exceeding the average prime offer rate by a defined threshold; subject to additional regulatory requirements including escrow accounts. - **IRRRL (Interest Rate Reduction Refinance Loan)** — VA streamline refinance program with minimal documentation. - **ITIA / PITIA** — Interest, Taxes, Insurance, and HOA dues (ITIA) or Principal, Interest, Taxes, Insurance, and HOA dues (PITIA). Used in DSCR calculations and reserve requirements. - **ITIN (Individual Taxpayer Identification Number)** — IRS-issued tax processing number for individuals who are not eligible for a Social Security Number but who file U.S. taxes. - **Jumbo Loan** — A loan amount above the conforming loan limit. - **LTV (Loan-to-Value)** — Loan amount divided by property value, expressed as a percentage. - **MIP (Mortgage Insurance Premium)** — FHA mortgage insurance; typically 1.75% upfront plus annual. - **NMLS** — Nationwide Multistate Licensing System; the federal registry of mortgage licenses. Lendmire's NMLS# is 2371349. - **Non-QM (Non-Qualified Mortgage)** — A mortgage that doesn't meet the standard QM rules under Dodd-Frank ATR (Ability to Repay) requirements. Includes DSCR, Bank Statement, P&L, Asset Utilization, ITIN, Foreign National, and similar programs. - **PMI (Private Mortgage Insurance)** — Insurance protecting the lender on conventional loans with LTV above 80%. Under the Homeowners Protection Act, borrowers may request cancellation at 80% original LTV and automatic termination occurs at 78% original LTV. - **RESPA (Real Estate Settlement Procedures Act)** — Federal law governing closing-cost disclosures and prohibiting kickbacks in mortgage transactions. - **SOFR (Secured Overnight Financing Rate)** — Benchmark index that replaced LIBOR; used as the underlying index for most current ARM products. - **TRID (TILA-RESPA Integrated Disclosure)** — Federal disclosure framework requiring a Loan Estimate within 3 business days of application and a Closing Disclosure at least 3 business days before closing. --- ## Frequently Asked Questions ### What is a DSCR loan? A DSCR (Debt Service Coverage Ratio) loan is a mortgage for investment properties that qualifies the borrower based on the property's rental income rather than personal income, tax returns, or W-2s. It is structured as a business-purpose loan and is used almost exclusively for non-owner-occupied real estate. ### How is DSCR calculated? DSCR = Gross Monthly Rental Income ÷ PITIA (Principal, Interest, Taxes, Insurance, and HOA dues). A ratio of 1.00 means the rental income exactly covers the mortgage payment. Higher ratios indicate stronger cash flow. ### Can I get a DSCR loan with bad credit? Lendmire offers DSCR programs with minimum FICO scores as low as 640. Lower credit scores typically come with reduced maximum LTV and higher reserve requirements. Credit events (bankruptcy, foreclosure, short sale, deed in lieu) require a minimum 24 months of seasoning, with 36+ months unlocking no LTV reduction. ### Can I close a DSCR loan in an LLC? Yes. Lendmire closes DSCR loans in LLCs, corporations, S-corps, and partnerships. The entity must be U.S.-domiciled with a real-estate-only business purpose, limited to 4 owners or members. A personal guaranty is required from members/managers representing at least 25% cumulative ownership. Multi-level entity structures are permitted up to two layers. Series LLCs are not eligible. ### Do I need to own a primary residence to qualify for a DSCR loan? For experienced investors (those who have owned and managed non-owner-occupied real estate for at least one year within the past three), primary residence ownership is not required. For first-time investors with no prior rental experience, primary residence ownership for at least one year is required, along with a minimum 700 FICO, DSCR greater than 1.00, and the property being a single unit. First-time homebuyers (those who have never owned any property) are not eligible for DSCR. ### How long does a DSCR loan take to close at Lendmire? DSCR closings typically take 15-20 days when documentation is complete. Because there is no personal income file to underwrite (no tax returns, W-2s, or paystubs), the underwriting itself is generally faster than conventional investment property financing. ### Can I use DSCR financing for Airbnb or short-term rentals? Yes. Lendmire underwrites STR income using a 12-month average of gross rents to account for seasonality, applies a 20% expense factor for operating costs (advertising, furnishings, cleaning), and accepts multiple documentation methods including AIRDNA Rentalizer reports for purchases, 12-month rental management statements, or 12-month bank deposits. A Property Guard report is required to confirm STR permits and zoning. ### What is the maximum DSCR loan amount at Lendmire? Up to $6,000,000 through select jumbo structures. Standard DSCR programs range from $100,000 to $3,500,000. ### Do I need tax returns for a DSCR loan? No. DSCR loans do not require personal tax returns, W-2s, paystubs, or employment verification. Qualification is based solely on the property's rental income relative to the mortgage payment. ### Can foreign nationals get a DSCR loan through Lendmire? Yes, through specific lender partners. Foreign National DSCR programs typically require passport and visa documentation (when applicable), a U.S. bank account, and offer LTVs of 65-70% depending on the program. State-specific restrictions apply, including in Texas and Arizona for certain country-of-origin ties. ### Does Lendmire offer ITIN loans? Yes. Lendmire offers mortgages for borrowers using an Individual Taxpayer Identification Number (ITIN) instead of a Social Security Number. ITIN borrowers can qualify under multiple documentation types (full doc, bank statement, P&L), with program parameters typically more conservative than SSN borrower programs. ### Does Lendmire offer Asset Depletion / Asset Utilization loans? Yes. Asset Utilization loans qualify borrowers based on liquid assets rather than traditional income — common for retirees and high-net-worth borrowers. Eligible asset percentages: 100% checking/savings/money market/CD; 80% mutual funds/stocks/bonds/annuities; 70% retirement accounts. Minimum threshold is the lesser of $1M qualified assets or 1.25× the loan balance, with a $250K floor when asset utilization is the sole income source. ### Does Lendmire offer 1-year income documentation loans? Yes. The 1-year Income Documentation program is a non-QM option for wage earners, 1099 borrowers, and self-employed borrowers who have one year of strong income to document. Typical scenarios include recent career changes, recently launched businesses, or borrowers who don't want to (or can't) document 2 years of income history. ### Does Lendmire offer P&L-only loans? Yes. P&L (Profit and Loss) loans qualify self-employed borrowers using a 12 or 24-month CPA, Enrolled Agent, Tax Attorney, or CTEC-prepared profit and loss statement — without requiring bank statements as the income basis. Useful for established business owners with professionally prepared financials. ### What's the difference between a Bank Statement loan and a P&L loan? Both are non-QM products for self-employed borrowers. Bank Statement loans use 12 months of bank deposits (with an applied expense factor) to determine qualifying income. P&L loans use a CPA-prepared profit and loss statement. Bank Statement is more common; P&L is useful when bank deposits don't accurately reflect business profitability (e.g., heavy seasonal swings or significant pass-through revenue). ### What states does Lendmire serve? Lendmire is licensed for consumer mortgages (Conventional, FHA, VA, USDA, Jumbo) in 16 states: Alabama, California, Colorado, Florida, Georgia, Indiana, Michigan, Montana, New Mexico, North Carolina, Ohio, Pennsylvania, Tennessee, Texas, Virginia, and Washington. DSCR business-purpose financing is available in 40 states plus Washington, D.C. (41 total DSCR markets). Puerto Rico, Guam, and the U.S. Virgin Islands are not eligible. ### Why choose a mortgage broker like Lendmire over a retail bank? Retail banks can only offer their own products at their own pricing. As a broker, Lendmire shops the loan across multiple national wholesale lenders, which typically results in better pricing and a wider range of qualifying scenarios. This is especially important for non-QM lending (DSCR, bank statement, jumbo, foreign national), where a single bank's box often excludes borrowers who can easily qualify elsewhere. ### What's the difference between pre-qualification and pre-approval? Pre-qualification is an informal estimate based on stated information; no credit pull or documentation review. Pre-approval is verified — credit pulled, income and assets documented, written commitment issued (subject to property and final underwriting). In competitive markets, sellers take pre-approval seriously and pre-qualification not at all. ### How long does the mortgage process typically take? When borrower documentation is provided promptly, **DSCR loans** close in **15-20 days**; other mortgage programs (Conventional, FHA, VA, USDA, Jumbo, Bank Statement, 1-Year Income Doc, P&L, Asset Utilization, ITIN, Foreign National) close in **15-30 days**; **HELOCs** close in **7-15 days**. ### How do I get started with Lendmire? The fastest path is the online quote form, which takes about 30 seconds: https://www.lendmire.com/mortgage-quote-direct-2/. A Lendmire mortgage specialist will review the borrower's goals, credit profile, income structure, and property type, then walk through every program that fits. No commitment, no pressure. --- ## State Coverage Lendmire holds active state licenses for consumer mortgage origination in **16 states** and provides DSCR business-purpose financing in **40 states plus Washington, D.C.** (41 total DSCR markets). ### Full-Service States (Consumer Mortgages + DSCR) — 16 States Alabama (AL), California (CA), Colorado (CO), Florida (FL), Georgia (GA), Indiana (IN), Michigan (MI), Montana (MT), New Mexico (NM), North Carolina (NC), Ohio (OH), Pennsylvania (PA), Tennessee (TN), Texas (TX), Virginia (VA), Washington (WA). In full-service states, Lendmire originates the complete product suite — Conventional, FHA, VA, USDA, Jumbo, Bank Statement, 1-Year Income Documentation, P&L, Asset Utilization, ITIN, Foreign National, DSCR, HELOC, Refinance, Rehab, DPA, and Reverse Mortgage. ### DSCR-Only States — 25 Additional States + Washington, D.C. Lendmire offers DSCR business-purpose financing (which does not require consumer mortgage licensure under most state regimes) across 25 additional states and the District of Columbia. The complete current state-by-state DSCR availability map is maintained at https://www.lendmire.com/statelicensing/. ### State Overlays & Restrictions - **DSCR state overlays applied in:** CT, FL, IL, NJ, NY (reduced LTVs and $2MM loan amount cap) - **2-4 unit DSCR property not eligible in:** NY, IL - **Ineligible U.S. territories:** Puerto Rico, Guam, U.S. Virgin Islands Verify Lendmire's licensing status at any time via NMLS Consumer Access: https://www.nmlsconsumeraccess.org (search NMLS# 2371349). --- ## Who Lendmire Serves - **Real estate investors** scaling rental portfolios — long-term, short-term, and mixed-use - **Self-employed borrowers**, business owners, and 1099 earners (Bank Statement, 1-Year Doc, P&L) - **First-time homebuyers** (FHA, Conventional 3% down, DPA) - **Veterans and active-duty military** (VA, VA Jumbo, IRRRL) - **High-net-worth borrowers** financing jumbo and luxury properties - **ITIN borrowers** without a Social Security Number - **Foreign nationals** investing in U.S. real estate - **Retirees** and asset-rich borrowers (Asset Utilization) - **Homeowners** refinancing, consolidating debt, or tapping equity (HELOC, Cash-Out Refinance) - **LLC and entity-vested investors** (DSCR, entity vesting) - **Homeowners 62+** exploring reverse mortgage options (HECM) - **Buyers + renovators** (FHA 203(k), HomeStyle Rehab) --- ## How to Get Started The fastest way to see real loan options is the online quote form — about 30 seconds: **https://www.lendmire.com/mortgage-quote-direct-2/** A Lendmire mortgage specialist will review the borrower's goals, credit profile, income structure, and property type, then walk through every program that fits. No commitment. No pressure. For learning resources, market insights, and detailed program guides, visit the Lendmire blog and learning center at **https://www.lendmire.com**. --- ## Connect With Lendmire - **X (Twitter):** https://twitter.com/lendmire - **Facebook:** https://www.facebook.com/Lendmire/ - **Instagram:** https://www.instagram.com/lendmire/ - **LinkedIn:** https://www.linkedin.com/company/lendmire - **Google Business Profile:** Lendmire, 584 State Farm Rd Suite 203, Boone, NC 28607 (5.0 stars, 81+ reviews) --- ## Key Pages - [Lendmire Home](https://www.lendmire.com/): Company overview, brand, and entry points - [All Loan Options](https://www.lendmire.com/loanoptions/): Full program catalog - [DSCR Investor Loans](https://www.lendmire.com/loanoptions/dscr-investor-loans/): Flagship investor program - [Conventional Loan](https://www.lendmire.com/loanoptions/conventionalloan/): Fannie/Freddie agency mortgages - [FHA Loan](https://www.lendmire.com/loanoptions/fhaloan/): Government-insured low down payment - [VA Loan](https://www.lendmire.com/loanoptions/valoan/): Military and veteran financing - [USDA Loan](https://www.lendmire.com/loanoptions/usdaloan/): Rural / suburban zero-down financing - [Jumbo Loan](https://www.lendmire.com/loanoptions/jumboloan/): High-value home financing - [Rehab Loan](https://www.lendmire.com/loanoptions/rehabloan/): Purchase + renovation financing - [Bank Statement Loan](https://www.lendmire.com/loanoptions/bankstatementloan/): Self-employed mortgage solution - [Down Payment Assistance](https://www.lendmire.com/loanoptions/downpaymentassistanceloan/): Boost DPA up to 5% - [HELOC & Home Equity Loan](https://www.lendmire.com/loanoptions/homeequity/): Tap home equity without refinancing - [Refinance](https://www.lendmire.com/loanoptions/refinance/): Rate/term, cash-out, FHA Streamline, VA IRRRL - [Reverse Mortgage](https://www.lendmire.com/loanoptions/reversemortgageloan/): HECM for homeowners 62+ - [Mortgage Calculator](https://www.lendmire.com/mortgagecalculator/): Payment estimates - [Pre-Approval](https://www.lendmire.com/preapproval/): Pre-approval process and benefits - [Our Team](https://www.lendmire.com/ourteam/): Meet the Lendmire loan officers - [Join Our Team](https://www.lendmire.com/join-our-team/): Careers and loan officer hiring - [Learning Center](https://www.lendmire.com/learningcenter/): Educational content - [Blog](https://www.lendmire.com/blog/): Market updates, program guides, and investor strategy - [Contact Us](https://www.lendmire.com/contactus/): Contact information and inquiry form - [Get a Quote](https://www.lendmire.com/mortgage-quote-direct-2/): Start your loan application - [State Licensing](https://www.lendmire.com/statelicensing/): Where Lendmire is licensed - [Privacy Policy](https://www.lendmire.com/privacy-policy/): Data collection and consumer privacy practices - [Terms and Conditions](https://www.lendmire.com/terms-and-conditions/): Website terms of use - [ADA Accessibility Statement](https://www.lendmire.com/ada-accessibility-statement/): Accessibility compliance - [NMLS Consumer Access](https://www.nmlsconsumeraccess.org/): NMLS verification (Lendmire NMLS# 2371349) --- ## Compliance & Disclosures Lendmire LLC is a licensed mortgage brokerage. NMLS# 2371349. Founded March 21, 2022. Licensed for consumer mortgages in 16 states (AL, CA, CO, FL, GA, IN, MI, MT, NM, NC, OH, PA, TN, TX, VA, WA). DSCR business-purpose financing is available in 40 states plus Washington, D.C. Headquartered at 584 State Farm Rd., Suite 203, Boone, NC 28607. **Federal Disclosures:** - **TRID Timing:** Loan Estimate within 3 business days of application; Closing Disclosure at least 3 business days before closing - **Right to Rescind:** For eligible refinances and home-equity loans, borrowers may cancel within 3 business days after signing - **Equal Housing & Fair Lending:** Lendmire complies with all federal fair-lending laws and does not discriminate on any prohibited basis - **RESPA:** Lendmire does not pay or receive kickbacks or unearned fees **State-Specific Disclosures:** - **California (CFL License 60DBO-206267):** Loans made or arranged pursuant to a California Financing Law license. - **Texas (Mortgage Company License):** Lendmire brokers loans and is not the borrower's agent. Consumers wishing to file a complaint against a mortgage company or licensed residential mortgage loan originator should contact the Texas Department of Savings and Mortgage Lending (SML). A recovery fund exists for certain actual out-of-pocket damages caused by acts of licensed residential mortgage loan originators. Texas home equity loans (50(a)(6)) include a 12-day waiting period and refinancing restrictions; these rules apply to primary residences only and do not govern business-purpose investment property loans. - **Virginia (Broker License MC-8011):** Borrowers have the right to select the settlement agent to handle the closing of their transaction. - **Insurance Choice:** Borrowers may choose their own insurance provider for any required hazard insurance on their property. Additional state-specific licenses, license numbers, and regulator contacts are itemized at https://www.lendmire.com/statelicensing/. All information provided is for informational purposes only and does not constitute a commitment to lend or extend credit. All loans are subject to credit approval, income verification, appraisal, lender guidelines, and property eligibility. Loan programs, terms, rates, and availability are subject to change without notice. Equal Housing Opportunity. For verification of licensing, visit NMLS Consumer Access at https://www.nmlsconsumeraccess.org and search for NMLS# 2371349.