Where I lend. Every program, every state.

For a home you live in, and for any HELOC, conventional, FHA or VA loan, I'm licensed in 29 states: Alabama, Arizona, Arkansas, California, Colorado, Delaware, Florida, Hawaii, Iowa, Kansas, Maine, Michigan, Minnesota, Missouri, Nebraska, New Mexico, North Dakota, Ohio, Oklahoma, Oregon, Pennsylvania, South Dakota, Tennessee, Texas, Vermont, Virginia, Washington, Wisconsin and Wyoming. DSCR and rental loans are available on investment properties in every state except South Dakota, North Dakota and Vermont. Home equity agreements are offered in 12 states. Investor cash-out, hard money and P&L loans on investment property are business-purpose and available in most states.

A HELOC works in Texas, but state law caps home-equity lending at 80% combined loan-to-value and adds a 12-day waiting period before closing. VA and FHA cash-out refinances aren't available on a Texas homestead. A VA IRRRL, an FHA Streamline and rate-and-term refinances still are.

Standard DSCR and rental loans aren't offered in those three states, and purchases aren't available. A limited exception considers a refinance with credit below 620 at no more than 50% of the property's value.

Only in Oregon, Washington and California. On an investment property, hard money is a business-purpose loan available in most states: 10% minimum down with a 700+ FICO, which carries 3.5 points, or 15% down below 700.