Your equity in 5 days. No tax returns required.
Our two flagship programs: a HELOC that taps up to 85% of your home’s value with no appraisal, funded in as little as 5 days — and the P&L Only Loan that qualifies self-employed borrowers with one CPA-prepared statement.
- Carrying 20%+ APR credit card debt? Pay it off with home equity priced at a fraction of that
- HELOC — tap up to 85% of your home’s value, no appraisal, funded in as little as 5 days
- P&L Only — self-employed? One CPA-prepared P&L is your whole income file. No tax returns, no bank statements
- Owner-occupied or investment property — 1–4 units · $50K–$5M
- No hard credit pull to see your options
Or skip the form — call or text us: 949-738-9770
What type of property is this?*
What loan type are you interested in?*
What is the property address?*
Depending on location we may have specific programs
What's the purchase price or refinance amount?
Loans from $75,000 up to $20,000,000 — HELOCs from $50,000
Are you purchasing or refinancing?*
How is your credit?*
Minimums vary by program — see our lending box above for details
Is the property occupied or vacant?*
When was the property purchased?*
Almost done — who should we prepare your options for?*
Legal first and last name of the primary borrower. Your identity is protected — no spam.
Where should we send your options?*
We'll email your scenario and next steps — never sold, no spam.
Last one — best number for your loan specialist?*
A real person from our Irvine office — no call centers. Your number is protected, no spam.
Notice: By providing your name and contact information you are expressly consenting to receive communications from Cap Rate Funding, Cap Rate Funding agents, or affiliated partners which may include phone calls (including to any wireless number that you provide) including automatic telephone dialing systems or by artificial/pre-recorded messages, text message and/or emails for the purpose of marketing Mortgage products and services. By providing your information, you understand that your consent is not a condition of the purchase of any product or services, and carrier messaging and data rates may apply. You may revoke this consent at any time by calling us at 949-738-9770 or by emailing us at chase@capratefunding.net to be placed on our do-not-call list. By clicking Submit: I Consent to Receive SMS Notification, Alerts & Occasional Marketing Communication from Cap Rate Funding. Message frequency varies. Message & data rates may apply. Text HELP to 949-738-9770 for assistance. You can reply STOP to unsubscribe at any time.
Any late mortgage payments recently?
VA refinances look for 12 months of on-time mortgage payments.
Almost — the 12-month rule.
VA guidelines generally require 12 months of on-time mortgage payments before a refinance. Once you're past that mark from your last late payment — or if there were extenuating circumstances — we'd love to take another look. Some scenarios can still work today, so it's worth a quick call.
Call / Text Us: 949-738-9770 · Book a callWhat's the purchase price?*
Your best estimate is fine — we'll tailor the loan to it
Last one — how do you earn, and what's your annual income?*
Annual income (before taxes)
What is the existing balance on your property?*
Include all liens — first, second, HELOC. Enter 0 if it's paid off.
What is the current value of the property? (Your best estimate)*
With credit below 620, qualifying comes down to equity — this tells us if we can make it work.
We can't make this one work — here's exactly why.
With a credit score below 620, our lenders need your existing loan balance to sit below 65% of your home's appraised value. Based on the numbers you entered, your current balance is at or above that line, so we're not able to move forward on this loan today.
Two honest paths from here: if your score crosses 620 — or your balance drops below 65% of value — we can revisit immediately. And in some cases a Home Equity Agreement (no monthly payments, credit from the 500s) can work where a loan can't.
See if an HEA fits → Call us to talk it through — 949-738-9770We can still do this — with a bigger down payment.
With a credit score below 620, our lenders can approve a purchase only when you bring at least 50% down, plus closing costs, out of pocket. If you can do that, we'll keep going right now — equity does the qualifying that credit can't.
Not sure? Call us: 949-738-9770
You're in! Now lock in your call.
Your scenario is in the queue. Pick a time below and we'll go over your options together — usually the same business day.
To make the call count, have these handy: your property address, a recent mortgage statement (or your payoff balance), and a ballpark of your credit score.
Book My Call — Open CalendarPrefer to talk now? Call 949-738-9770
We're not the right fit for this one.
Based on your answers, we aren't able to offer a program for this scenario with a credit score below 620 at this time. If your score improves, we'd love to take another look — and you're always welcome to call us to talk through your options.
Call 949-738-9770VA, FHA, and reverse mortgage loans don't cover investment properties.
Those programs are for owner-occupied primary residences only. For an investment property, our DSCR loans qualify on the rent — no tax returns, LLC OK.
See DSCR Loans →Quick equity check*
Reverse mortgages require your current mortgage balance to be under 50% of your home's value
Enter your home value and current balance (0 if paid off).
We're not the right fit for this one.
Your current balance is about — of your home's value — reverse mortgages require it to be under 50%. If your balance drops or your value rises, we'd love another look. In the meantime, a HELOC or cash-out refinance may work today.
See HELOC Options →
You’ll work directly with Chase Zhao, President · NMLS #1816148Why 5 days is possible: no appraisal (automated valuation) → soft credit pull → e-sign → fund. Days, not weeks.
Program terms depend on credit profile, LTV, property type, and loan specifics, and are subject to change. All loans subject to credit approval.
Can we fund your deal? Check before you apply.
We'd rather tell you now than waste your time. Here's our lending box, plainly stated.
We can help with:
- Financing at 620+ FICO — primary homes and investment properties
- DSCR investment deals at any credit score — LTV is capped by credit tier; below 620 FICO caps at 50% LTV
- Investment property refinances — flexible credit, conditional lending available below 620
- Primary-home refinances under 620 FICO — California properties only
- HEA — credit accepted from the 500s; your FICO band sets the maximum OLTV (60–75%)
- Loan amounts from $75,000 up to $20,000,000 (HELOC capped at $5M, DSCR at $3M, HEA at $600K)
We're not the right fit for:
- New financing under 620 FICO (except DSCR investment deals, capped at 50% LTV)
- Primary-home refinances under 620 FICO outside California
- Loan amounts under $75,000 ($50,000 for HELOCs)
If your score improves, come back — we'd genuinely love to take another look. Questions about a gray-area scenario? Call 949-738-9770.
Credit below 620? See the HEA credit tiers (500s OK) ↓
| FICO Score | Max. OLTV | Lien Position Notes |
|---|---|---|
| 500 – 539 | 60% | 1st & 2nd lien positions eligible · 3rd lien ineligible |
| 540 – 579 | 65% | All lien positions eligible |
| 580+ | 75% | Standard maximum — all lien positions eligible |
On our HEA program, your FICO band sets the maximum combined loan-to-value — credit accepted from the 500s, up to $600,000, with no monthly payments. See the full HEA program →
HELOC for your equity. P&L Only for the self-employed.
Tap up to 85% of your home's value — without touching your first mortgage.
- No appraisal required — funded in as little as 5 business days
- $50K to $5M — owner-occupied or investment, 1–4 units
- Keep your low first-mortgage rate — the HELOC sits behind it
- Pay off 20%+ APR credit cards with equity priced at a fraction of that
One CPA-prepared P&L. That's your entire income file.
- No tax returns, no bank statements — no deposit reviews, ever
- Built for business owners — 1099, gig, and self-employed borrowers banks turn away
- Purchase or refinance — primary, second home, or investment
- 660+ credit — priced like the strong file it is
Non-QM is our specialty.
Cap Rate Funding is a team of non-QM lending experts based in Irvine, CA. When the banks say no, we usually have a yes — DSCR, P&L-only, bank-statement, HELOCs, hard money, and home equity agreements are what we do all day, backed by a network of over 100 wholesale lenders.
When you reach out, your scenario goes straight to our team — no call centers, no hand-offs. We'll tell you quickly whether we can help, what it'll roughly cost, and what we'd need from you. And if a loan doesn't make sense for your situation, we'll tell you that too.
See what a HELOC could unlock.
Enter your numbers. Our HELOC goes up to 85% combined LTV — usually more equity access than your bank will offer, funded in days instead of weeks.
(85% CLTV) —
Estimates only, for illustration. Actual line amount depends on credit, property type, occupancy, and program guidelines ($50K–$5M, min 640 credit). All loans subject to credit approval.
Three programs do most of the work.
HELOC, P&L Only, and DSCR are what we're known for. Need something else? One conversation prices your scenario across a network of 100+ lenders — with the trade-offs explained straight.
HELOC
Up to 85% CLTV, funded in as little as 5 days, no appraisal required. $50K–$5M, owner or non-owner occupied, 1–4 units.
Check my equity →P&L Only Loan
Qualify with one CPA-prepared profit & loss statement. No tax returns, no bank statements, no deposit reviews. 660+ credit.
See P&L options →DSCR
The rent qualifies — not your income. Long or short-term rentals, personal name or LLC, no cap on properties. No minimum FICO.
Price my rental →Also in the toolkit: Cash-Out Refi · Rental Financing · Hard Money · Conventional · FHA · VA · HEA · Landlord Insurance — or let the 60-second funnel route you.
Recently funded deals.
Real closings, straight from our Instagram — HELOCs funded in days, P&L and DSCR loans other lenders passed on.
| Deal Type | Location | Loan Amount | Highlight |
|---|---|---|---|
| HELOC | Santa Fe Springs, CA | $397,000 | Funded in 5 days |
| P&L Loan | Irvine, CA | $930,000 | Primary residence · complex title solved |
| DSCR | Detroit, MI | $1,194,200 | 7-property portfolio, one client |
| Digital HELOC | Rural property · 2+ acres | $276,393 | Funded in 7 days · no tax returns |
| P&L · 2nd Lien | Vale, CO | $400,000 | No full appraisal · rural OK |
| DSCR | New Jersey | $562,500 | Reverse 1031 exchange purchase |
| Cash-Out Refi | Texas (A6) | $350,000 | No income verification |
"Chase truly made the process feel effortless and straightforward. The communication was excellent throughout, and I was impressed by the speed and experience he demonstrated."
Google Review · HELOC client"Chase made our HELOC process incredibly easy, smooth, and fast from start to finish. Excellent communication, professional service, and quick turnaround."
Google Review · HELOC client"Fast, reliable, and very honest. Throughout the loan process, I always knew what the next step was. I truly appreciate the professionalism and support!"
Google Review · Investor clientGo beyond with Cap Rate Funding.
Initial Consultation
Share your scenario — refinance or cash-out — and we'll assess your needs. 60 seconds online or one phone call.
Customized Solutions
Your scenario priced across 100+ lenders, with options tailored to your goals.
Application & Approval
Complete your application and receive fast approvals — often with fewer documents than you'd expect.
Closing & Beyond
Seamlessly close your loan and enjoy continued support on the next one.
Lending nationwide.
Looking for lending in a state not listed on our coverage map? We lend in other states on a case-by-case scenario — give us a call to see what we can do for you.
Call 949-738-9770Before you ask.
Will checking my options hurt my credit?
No. Seeing your options involves no hard credit pull. A hard inquiry only happens later, with your permission, when you move forward with an application.
How fast can I actually get funded?
It depends on the program. Our HELOC can fund in as little as 5 business days. Other programs typically run 2–4 weeks. On your call we'll give you a realistic timeline for your exact scenario.
How is a 5-day HELOC even possible?
We remove the two slowest steps of a traditional loan: the appraisal is replaced with an automated valuation, and seeing your options uses a soft credit pull. From there it's e-sign and fund — days, not weeks. (Texas home equity loans have a 12-day minimum required by state law.)
Is a CPA-prepared P&L really enough to qualify?
Yes — that's the program. Our P&L Only loan uses one profit & loss statement prepared by a CPA or licensed tax professional as your income file. No tax returns, no bank statements, no deposit reviews. 660+ credit.
What does this cost me?
Checking your options costs nothing and commits you to nothing. If you proceed, all program costs are disclosed to you up front before you sign anything — no surprises at closing.
What happens to my information?
It goes to our team — and only our team — to price your scenario. We never sell your information to third parties. See our Privacy Policy.
I'm self-employed and banks keep saying no. Can you help?
That's our specialty. P&L-only loans need one document from your CPA — no tax returns, no bank statements. DSCR loans qualify on the rent, not your income. And our HEA accepts credit from the 500s.
Fast. Flexible. Funded.
A HELOC funded in days, or a P&L-only loan with no tax returns — check your options in 60 seconds, with no hard credit pull.