Great product variety to win in any market

Conventional Loans

TLS offers an extensive range of conventional loan options, tailored to meet the unique needs of borrowers. Whether the borrower is seeking stability through fixed-rate mortgages, initial flexibility with adjustable-rate mortgages (ARMs), or specialized solutions like High Balance loans, we have you covered.

For first-time homebuyers and low-to-moderate-income borrowers, our HomeReady and HomePossible programs provide accessible paths to homeownership with reduced down payment requirements. Moreover, our 2-1 Buydowns help clients manage initial payment challenges through temporary interest rate reductions. We are also pleased to present low down payment options, featuring a 3% down payment, making homeownership even more achievable.

FHA Loans

FHA financing offers a host of compelling benefits, making it an attractive option for homebuyers. With lower down payment requirements, as low as 3.5% of the purchase price, FHA loans make homeownership more accessible, especially for first-time buyers and those with limited savings.

Additionally, FHA loans typically have more flexible credit score and debt to income ratios requirements, accommodating borrowers with slightly lower credit scores and higher debt to income ratios.

Another advantage is that FHA loans are assumable, allowing future buyers to assume the existing FHA loan with its original terms. FHA offers streamlined refinancing options, making it easier for homeowners to lower their interest rates and monthly payments.

VA Loans

The Veterans Administration loan program enables Veterans and active-duty personnel to purchase or refinance a home with favorable loan terms. The VA loan program is a benefit program provided to veterans. VA offers fixed rate mortgages that can accommodate no down-payment on many purchase transactions.

The VA Interest Rate Reduction Refinance (IRRRL) program is designed to allow the refinance of an existing VA guaranteed loan in order to obtain a lower interest rate or convert a VA ARM to a fixed-rate without impacting the amount of home loan benefit (entitlement) the veteran has in use. VA loan entitlement is the dollar amount the Department of Veterans Affairs will guarantee on each VA home loan.

VA loans must conform to GNMA secondary market guidelines which include the minimum 25% coverage requirement. Coverage is a combination of VA provided entitlement plus cash down payment/equity.

Jumbo Loans

TLS offers fixed-rate and ARM mortgages for jumbo loans. Please see below for the following loan characteristics that will qualify for the jumbo loan program.

For a jumbo loan, the minimum loan amount is $726,200 for 1-unit properties and $1 above the conforming loan limits for properties with 2-4 units. All loans must be eligible for sale to applicable investors (identified with E1, E2, E5, E10) and comply with the guidelines. Please refer to the Jumbo Guidelines available in the Documents tab at the top of the TPO Portal for more information.

Home Equity Line of Credit (HELOC)

Help eligible homeowners leverage equity they have in their home to manage debts, expenses or other investments. The fully automated, 100% online process provides funding in as soon as two business days.

• Eligible borrowers can access their home’s equity as a line of credit
• Available on single-unit owner-occupied properties, single-unit second homes, and single-unit investment properties
• Repayment periods for all draws include either 5, 10, 15 or 30-year repayment term, and a 2- to 5-year draw period, depending on the number of years selected for the repayment period
• Full disbursement upfront – borrowers receive 100% at closing
• Zero cost at closing
• No pre-payment penalty
• Title report not needed
• Fully automated appraisal and underwriting

Currently available in: AL, AZ, CA, CO, CT, DC, FL, GA, ID, IL, IN, KS, LA, MD, MI, MN, MS, NJ, NV, NC, OH, OR, PA, TN, UT, WA, WI, WY

Buy Before You Sell

Inspire more confident, contingency-free home buying with your clients.

With TLS Buy Before You Sell, your clients can purchase a new home and move into it before even listing their departing residence. That’s because they receive a guaranteed upfront offer on their current home – knowing that it will be sold in a maximum of 90 days.

Additional advantages of Buy Before You Sell:

• Release of liability: Client would be released from their mortgage liability on their departing residence. They would not need to make two mortgage payments, and it would not impact their DTI (debt-to-income).
• 0% interest bridge loan: Client would have access to up to 80% CLTV of the departing residence – to use towards their down payment on their new home or make improvements on their departing residence.

Currently available in: AL, AZ, CA, CO, CT, FL, GA, ID, IN, KS, KY, LA, MD, MN, MS, NC, NJ, OH, OR, PA, SC, TN, TX, WA, WI, WY

DSCR (Debt Service Coverage Ratio)

This product will allow borrowers to qualify for investment properties based on the monthly rental income of the subject property & credit history rather than their current income. The DSCR product is intended for experienced investors. An experienced investor is a borrower who must have a history of owning and managing commercial or residential real estate for at least 12 months in the last 3 years.

Bank Statement Loans

A Bank Statement Loan is a Non-QM Loan. Being self-employed makes it difficult for borrowers to have the luxury of being able to report net income or present pay stubs when applying for a home loan. Even if they have good credit, it may be challenging to get approved for the loan.

Investor Financing

The Loan Store powers a variety of creative solutions to support a broader range of clients, funded via TLS affiliate Old North Capital Fund, a true asset-based lender.

No requirement for borrower credit checks, bank statements, pay stubs, income, appraisals or other traditional bank qualifications!​

Bridge Loans: Need some quick cash to bridge that property sale? We’ve got your back with interim financing that’ll have you covered.

Transactional: If you’re a whiz at wholesaling and need a capital boost for a double closing, we’re here to make it happen. Secure the property, and we’ll provide the funds to seal the deal with your new buyer.

Fix & Flip: Planning a property makeover? We can fund your property acquisition and cover all those rehab expenses for a quick flip.

New Construction: Building a residential investment property, we’re your financing wizards. We’ll help with construction financing.

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