Why a 2nd Trust Deed?
Here's a scenario I see all the time: you locked in a great rate on your first mortgage years ago and now you need capital. A cash-out refinance would give you the money but you'd lose that rate and replace it with today's higher one. On a $600K loan, that could cost you thousands a year in extra interest.
A 2nd trust deed (also called a second mortgage or HELOC alternative) lets you borrow against your equity while keeping your first mortgage completely untouched. Your low rate stays. You only pay a higher rate on the smaller second loan. For most people sitting on a low first mortgage rate, this is the smarter move and it's not even close.
When a 2nd TD Makes Sense
- Home renovations. You want to upgrade the kitchen or add square footage and you'd rather use your home's equity than drain your savings.
- Debt consolidation. Credit cards charge much higher rates than mortgages. A second trust deed can save you significantly if you're carrying balances.
- Business capital. You need cash for your business but don't want to take on a commercial loan. Your home equity is a cheaper source of funds.
- Bridge financing. You're buying a new home before selling your current one and need temporary access to capital.
Non-QM Loan Options
Non-QM loans are for borrowers who don't fit the standard lending mold. That doesn't mean you're risky. It means the traditional documentation requirements don't capture your actual financial picture. Here's what I offer:
Bank Statement Loans. We use 12-24 months of bank statements instead of tax returns to verify your income. This is the go-to for self-employed borrowers, business owners, freelancers and anyone whose tax returns understate their real earnings. I've closed hundreds of these. It's one of my core specialties.
P&L (Profit & Loss) Programs. A CPA-prepared profit and loss statement serves as your income document. Faster and simpler than bank statement programs for borrowers who have an accountant on hand.
Asset Depletion. If you've got significant liquid assets like savings, investments and retirement accounts. We can use those to qualify you without traditional income verification. This is popular with retirees, early retirees and anyone living off investment income.
DSCR Loans for Investors
If you're buying or refinancing an investment property, a DSCR (Debt Service Coverage Ratio) loan is often the fastest path. We don't look at your personal income, tax returns, or employment at all. The only question is: does the property's rental income cover the mortgage payment?
If the rent covers the note, you qualify. Period. This makes it possible to scale a real estate portfolio without your personal DTI ratio getting in the way. I work with investors across California who use DSCR loans to add properties without the documentation headache of conventional financing.
Foreign National Borrowers
If you're not a U.S. citizen or permanent resident, most banks won't even talk to you about a mortgage. I have lenders who will. Foreign national programs allow you to purchase or invest in California real estate using your overseas income and assets. The documentation requirements are different but the process works and I'll guide you through every step.
Why Work With Me on Specialty Products
Most loan officers only know conventional and FHA. They've never closed a bank statement loan, never structured a DSCR deal and couldn't explain a 2nd trust deed if you asked. This is what I do. I've spent 21 years building relationships with specialty lenders and I know which ones are actually good. Fast closings, fair rates, no games.
If you've been told "no" by a bank, call me. There's a very good chance I can find a way to make it work.