Powered by United American Mortgage
DELIGHTFUL REFUGE
CASE STUDIES

Denied elsewhere. Structured differently.

How these financing structures work when a bank says no. Each one shows a common reason a bank says no, the program that fits instead, and how the structure solves it.

Bank Statement

Contractor with heavy write-offs, declined by retail banks

The situation
A general contractor grosses well over half a million a year, but after equipment and payroll deductions his tax returns show almost nothing. Retail banks read the returns and stop there.
What we did
A 24-month bank statement program qualifies on real business deposits with an expense factor, instead of taxable income.
How it resolves
Qualifying income comes from deposits rather than the return, so the write-offs stop being the obstacle.
About this program →
DSCR / Unlimited Properties

Investor at the ten-property cap who wants more doors

The situation
An investor already has ten financed properties. Conventional guidelines are done with him, and his tax-return income would not support more mortgages.
What we did
Each new property is qualified on its own rent using DSCR loans, title is vested in his LLC, and closings are layered so appraisals and reserves do not collide.
How it resolves
Each property carries itself on rent, so W-2s, tax returns, and the property count stop being the ceiling.
About this program →
Foreign National

International buyer with no U.S. credit file

The situation
A business owner based abroad wants a U.S. condo for work travel. No Social Security Number, no U.S. credit score, income documented entirely in foreign statements.
What we did
A foreign national program accepts an international credit reference letter and foreign income documentation, with a larger down payment in place of a domestic score.
How it resolves
A larger down payment and foreign documentation stand in for U.S. credit history, which is never required.
About this program →
ITIN

Years of rent receipts, no Social Security Number

The situation
A family has rented the same house for a decade and paid taxes under an ITIN. Many banks end the conversation at the SSN field.
What we did
An ITIN program treats the taxpayer number as valid identification and builds credit depth from rent, utility, and insurance payment history.
How it resolves
Payment history they already have becomes the credit file, so owning can cost about what renting does.
About this program →
Self-Employed

Two owners, one profitable company, no conventional path

The situation
A 50/50 partnership in a design studio. Both owners draw distributions rather than salary, and the K-1s make underwriting nervous.
What we did
A lender that accepts a CPA-prepared profit and loss statement with supporting deposits, with the business's liquidity documented separately from personal reserves.
How it resolves
One documentation package can serve both partners, since income is read from the P&L rather than salary.
About this program →
1-Year Tax Returns

Eighteen months into the business, banks want twenty-four

The situation
A consultant left a corporate role and grew her income as a solo operator. Only one full tax year exists, and conventional underwriting requires two.
What we did
A lender that accepts a single year of returns when prior work history is in the same field, with the corporate-to-consulting continuity documented.
How it resolves
Continuity in the same field fills the gap, so there is no need to wait another filing season.
About this program →
Not sure which one is yours

Does one of these sound like your file?

Twelve questions, no credit check, and no email required.

Start the scorecard
No Income / No Ratio

Asset-rich, income-light retiree

The situation
A recently retired borrower has a seven-figure brokerage account and almost no reportable income. Debt-to-income math does not work on paper.
What we did
A no-ratio program where no income is stated and no DTI is calculated. Qualification rests on reserves, credit depth, and equity.
How it resolves
Reserves and equity carry the file, so a second home can be financed with no income documentation at all.
About this program →
Hard Money

Auction deadline in eleven days

The situation
A flipper wins a courthouse-step property with a hard funding deadline. Conventional financing cannot clear underwriting and appraisal in time.
What we did
An asset-based hard money lender underwrites to the after-repair value, with a bridge exit into a DSCR refinance planned from day one.
How it resolves
Speed comes from underwriting the asset, and the planned DSCR refinance replaces the short-term loan after the rehab.
About this program →
Departing Residence

Buying the next house while the current one is still listed

The situation
A move-up family finds the right home before their existing house sells. Carrying both mortgages in DTI breaks the numbers.
What we did
A departing residence exclusion supported by a signed contract on the current home, plus a second lien so sale proceeds are not needed at closing.
How it resolves
The old payment drops out of the ratio, so the new home can come first and the second lien is paid down when the old house sells.
About this program →
HELOC / Bridge

All the down payment is locked in the old house

The situation
Sellers have substantial equity and no liquid cash. They want to make a non-contingent offer in a competitive neighborhood.
What we did
A HELOC opened against the departing residence before it is listed, providing cash for a contingency-free offer.
How it resolves
Equity becomes usable cash before the sale, so the offer does not need a sale contingency and the line is paid off when the house sells.
About this program →
Non-Warrantable Condo

Great unit, hard-to-finance building

The situation
The HOA has pending litigation and heavy investor concentration, so agency lenders decline the project rather than the borrower.
What we did
A portfolio lender that reviews condo projects individually and may accept litigation that is limited and insured.
How it resolves
The building is judged on its actual risk rather than an agency checklist, which is often what keeps financing available.
About this program →
Jumbo Residential

Large waterfront purchase on non-traditional income

The situation
The buyer's income comes from a mix of carried interest, distributions, and stock. A private bank offers a slow, heavily conditioned path.
What we did
A super-jumbo bench that accepts asset utilization alongside distributions, with appraisal review requirements negotiated up front.
How it resolves
Assets and distributions are read together, so irregular income does not have to look like a salary.
About this program →
Commercial

Mixed-use acquisition a regional bank keeps re-trading

The situation
A sponsor is ninety days into a commercial term sheet when the bank cuts proceeds and raises the rate at the last minute.
What we did
The deal goes to a commercial bench with real appetite for mixed-use, producing competing term sheets.
How it resolves
Competition between lenders replaces dependence on one bank, which is what protects proceeds and terms.
About this program →
Jumbo VA

Veteran buyer above typical VA desk limits

The situation
A retired officer wants a high-balance home. Many VA desks cap out well below that and push toward a jumbo conventional with 20% down.
What we did
A true jumbo VA program that preserves the entitlement benefit at high balances with minimal down payment.
How it resolves
The earned benefit carries into the higher balance, without mortgage insurance and with far less cash down.
About this program →
Life Insurance Cash Value

Down payment hiding inside a whole life policy

The situation
An investor is short on liquid funds for a rental purchase, but has six figures of accumulated cash value in a long-held policy.
What we did
A policy loan documented as a properly sourced and seasoned asset, paired with a DSCR loan on the rental.
How it resolves
Cash value becomes the down payment, so no investments need to be sold to fund the purchase.
About this program →

Individual results vary by borrower, property, and lender guidelines. This is not a commitment to lend.

Your file

Every one of these started as a no somewhere else.

Each of these was placed by shopping the file across hundreds of wholesale lenders. Describe the situation and see which programs are commonly used for files like it.

Start the scorecardBook a 20-minute call