Structure beats rate.
Find My Loan
about 55 seconds left60 seconds · no hard credit pull · never sold
What loan type are you interested in?*
Joshua Sinocruz structures financing most loan officers won't walk you through — HELOCs, DSCR investor loans, and bank-statement programs, engineered around your goal.
- No hard credit pull to see your options — and your info is never sold.
- 60 seconds. Your scenario lands on Joshua's desk, not a call center's.
- HELOC, DSCR, bank-statement, purchase & refi — structured around your goal.
Financing built around your goal — not a one-size box.
Twelve programs for homeowners and investors — including the ones the banks turn away.
HELOC
Tap your equity without touching your low first-mortgage rate — funded in as little as 5 business days.
- Up to 90% combined LTV
- No appraisal, no tax returns
- $50K – $5M, 620+ credit
P&L Only Loan
Qualify on one profit-and-loss statement. No tax returns and no bank statements.
- One document to qualify
- Up to 80% LTV on a purchase
- From 640 credit and $150K
DSCR
The rent qualifies, not your W-2. Scale a portfolio without personal income documents.
- No tax returns
- No seasoning on cash-out of $100K+
- $75K – $3M, close in an LLC
Cash-Out & Investor Refinance
Turn rental equity into a lump sum, or reposition the debt across a portfolio.
- Today's appraised value
- Up to 75% LTV cash-out
- LLC-titled properties OK
Rental Property Loans
Long-term and short-term rentals, single-family through four units, qualified on the rent.
- 20% down on purchases
- Short-term rentals welcome
- No cap on properties
Hard Money
Asset-based lending that closes in days, for a deal that can't wait for a bank.
- Up to 70% LTV on investment
- No income documentation
- $75K – $5M
Bank-Statement Loans
Self-employed? Use 12–24 months of deposits to qualify instead of tax returns.
- 12 or 24-month programs
- Credit from 620
- Business or personal accounts
VA Loan
Cash-out up to 100% of your home's value, with no monthly mortgage insurance.
- Up to 100% LTV cash-out
- IRRRL streamline refinance
- 0% down purchases
Conventional
The gold standard, priced for good credit — on a primary, second home, or investment property.
- From 3% down
- PMI comes off at 20% equity
- Cash-out to 80% LTV
FHA Loan
Flexible qualifying on the home you live in, with a low down payment.
- 3.5% down
- Cash-out to 80% LTV
- Streamline refinance
Reverse Mortgage
Access equity with no monthly mortgage payment, and stay in your home.
- Homeowners 62 and older
- No credit score restriction
- You keep title
Home Equity Agreement
Cash from your equity with no monthly payments, in exchange for a share of future value.
- No monthly payments
- $50K – $600K
- Three clear exits
Real math. Live results. No email wall.
Every calculator here runs the same formulas a lender does — try the payment estimator, then dive into HELOC, DSCR, refinance, and a full rental Deal Analyzer.
Monthly payment (PITI)
Principal, interest, taxes, insurance, and PMI in one number.
Estimated monthly payment
$3,178.27
Loan amount $400,000 · 80% LTV
The deals most lenders pass on are the ones I close.
Strategy first
We start with where you want to be in 5 years — then reverse-engineer the financing to get you there.
The whole menu
Conventional, HELOC, DSCR, bank-statement, and non-QM — so the loan fits you, not the other way around.
Move quickly
Pre-underwritten files and a tight lender network mean fewer surprises and faster closes.
Rated 5.0 by the people I've worked with.
11 verified reviews on Experience.com
“Josh and his team at West Capital worked swiftly and efficiently to do for us what at least twenty banks and mortgage companies — some of whom I'd worked with for 30 years — kept denying. They thought creatively and helped us restore our finances…”
Danny L
May 2026
“An outstanding experience working with Joshua and Keri at West Capital Lending for my cash-out refinance. From the very beginning, Josh took the time to really understand my financial situation and strategically placed me in the right program…”
Roger V
March 2026
“We recently completed a refinance with Josh, and the experience could not have been better. He made the entire process seamless from start to finish, was consistently available whenever we had questions, and communicated clearly every step…”
Violette F
December 2025
“I had to be the most skeptical client on the planet. Boy, was I wrong. Josh made everything so easy for us. His communication skills are on point and he explains everything so well — I trust him with all my finances 100%…”
Annette B
September 2025
“After wasting over a month with a big bank only to be denied, we applied for and received a HELOC all within about one week exactly. Josh was easy to talk to and work with.”
Klaus G
March 2025
“Josh was great to work with! He explained all my options clearly and listened to what I needed and what my must-haves were. He consistently followed up and made sure I was comfortable with the HELOC throughout the process…”
Rachel S
July 2024
Let's build your structure.
Tell me your goal and the numbers. You'll get a clear, no-pressure plan — and the rate that fits it.