DSCR

Our DSCR loan program is specifically designed to assist new and experienced real estate investors in financing their properties, qualifying based on the cash flow generated by the investment.

• DSCR as low as 0
• 1007 only for rental income
• Credit for DSCR >1.25
• Min. 3 months of reserves required
• Gift funds allowed

• No income and no employment needed
• No ratio loans — borrowers do not have to worry about the debt service coverage ratio
• Fast turn times

Download program PDF

Download

12/24 Month Bank Statement

Our 12/24 Month Bank Statement Loan is a perfect Non-QM loan for the self-employed in 2026. Even if complex tax deductions make their tax returns less than straightforward, this program can provide a clearer picture of their current income or revenue to help them qualify.

• Loan amount up to $4 million
• DTI up to 55%
• Min. 3 months of reserves required
• Mortgage history 0 x 60 x 12, 0 x 30 x12, 0 x 90 x 24

• Free service to calculate income
• Combined statements accepted
• No tax returns required

Download program PDF

Download

ITIN

Our ITIN home loan program lets your borrowers finance a home using an Individual Taxpayer Identification Number (tax ID number) instead of a Social Security Number. Built for brokers serving non-U.S. citizens and foreign nationals, ITIN mortgage loans open homeownership to qualified borrowers with no SSN — primary, second home, or investment. Grow your pipeline with a flexible ITIN loan program backed by 24-hour turn times.

• Min FICO 660 and up to 80% CLTV for Super Prime
• Min FICO 700 and up to 70% CLTV for DSCR
• Loan amounts up to $1.5 million
• A valid ITIN card or IRS ITIN letter and an unexpired government photo ID required
• As little as 3 months of reserves

• Primary residence & investment allowed
• DSCR allowed
• Alt docs allowed

Download program PDF

Download

1Y + 2Y P&L

A P&L loan is a Non-QM mortgage that lets self-employed borrowers qualify using a profit and loss statement instead of tax returns, W-2s, or pay stubs. AD Mortgage's 1-year and 2-year P&L programs accept statements prepared by a Licensed CPA, CTEC-registered preparer, or IRS Enrolled Agent, with no bank statements required up to 70% CLTV. With a minimum FICO of 660, loan amounts up to $2.5 million, and up to 80% CLTV, this profit and loss mortgage gives brokers a fast, low-documentation path to approval for business owners, freelancers, and contractors.

• P&L reviewed by Licensed CPA, CTEC registered Preparer or IRS Enrolled Tax Agent
• Loan amounts up to $2.5 million
• DTI up to 55%
• Temporary rate buydowns available

• Bank statements not required up to 70% LTV
• Income support tolerance 25%
• 1-year business existence may be considered

Download program PDF

Download

1Y or 2Y Full Doc Non-QM

Our Full Doc Non-QM loans are a perfect solution for small business owners, investors, or other self-employed individuals who believe they may not qualify for a traditional agency loan.

• Loan amounts up to $4 million
• DTI up to 55%
• Condos up to 85% CLTV, condotels up to 75% CLTV

• ITIN allowed
• 1 year credit event allowed
• Temporary rate buydowns available

Download program PDF

Download

1099

A 1099 mortgage loan helps self-employed borrowers, independent contractors, freelancers, consultants, and other 1099 earners qualify for home financing using 1099 income documentation.

AD Mortgage’s 1099 loan program is designed for borrowers whose income may not fit traditional W-2 or full tax return requirements. Eligible borrowers may use recent 1099 forms and year-to-date income documentation to show stable income and qualify for a Non-QM mortgage.

This program is available for owner-occupied homes, second homes, and investment properties, with loan amounts up to $4 million and up to 85% CLTV for purchase

• Loan amounts up to $4 million
• DTI up to 55%
• Cash out available
• 1-year history with the same employer
• Temporary rate buydowns available

• 1099s for the last 1 year allowed
• Expense ratio 10%
• Gift funds allowed

Download program PDF

Download

WVOE

The WVOE program is a unique category of mortgage solutions that differs from Conventional or Government financing options. This program verifies income through a Written Employer Verification (WVOE) form completed by a borrower's current employer, rather than relying on tax returns. The program provides innovative solutions for borrowers who lack traditional tax returns or W-2s, have complex financial profiles, or have difficulty qualifying for Conventional mortgages.

• Loan amounts up to $4 million
• DTI up to 55%
• Cash out available
• Completed FNMA Form 1005 for a 2-year history with the same employer
• Paystubs, tax returns, 4506-C, or W-2's not required

• Bank statements must reflect deposits from the employer supporting at least 65% of gross income
• Bank statements not required up to 70% LTV
• Gift funds allowed

Download program PDF

Download

Asset Utilization

An Asset Utilization loan lets borrowers qualify using liquid assets instead of employment income. No tax returns, pay stubs, or job verification required, and assets never need to be liquidated or pledged. AD Mortgage calculates qualifying income by dividing eligible assets by just 60 months — so $1.2 million in assets equals $20,000 in monthly qualifying income (many lenders divide by 84, yielding far less). Ideal for retirees, self-employed borrowers, entrepreneurs, high-net-worth individuals, and anyone with strong assets but variable income. Loan amounts up to $5 million with FICO from 620.

• Loan amounts up to $4 million
• DTI up to 55%
• Cash-out up to 80% LTV
• Qualifying assets / 60 months
• 100% of checking, savings, stocks, bonds, and 70% of retirement assets

• Min. 3 months of reserves required
• Gift funds allowed
• 3 months of seasoning

Download program PDF

Download

Foreign National DSCR

AD Mortgage's Foreign National loan program helps non-residents purchase or refinance investment property in the US — including rental homes and short-term rentals. As a DSCR loan for foreign nationals, qualification is based on the property's cash flow: no US credit score, no US income documentation, and no tax returns required. With loan amounts up to $3 million, overseas assets allowed as reserves, and cash-out refinance options, it's one of the most flexible foreign national mortgages available to wholesale partners

• Loan amounts up to $3 million
• Overseas assets allowed as reserves
• Cash-out allowed
• One bank reference letter
• Min reserves 12 months

• DSCR < 1 requires min FICO 680 or no FICO
• Gift funds allowed
• RON closing

Download program PDF

Download

Foreign National Full Doc

Our Full Doc Foreign National mortgage program is designed for individuals living abroad who are interested in purchasing or refinancing investment property or second home in the US. This program features a flexible and efficient alternative documentation process and realistic guidelines, which makes it easier for foreign borrowers to qualify for a loan and ensures a smooth and hassle-free experience.

• Loan amounts up to $3 million
• Overseas assets allowed as reserves
• Cash-out allowed
• One bank reference letter
• CPA Letter for the last 2 years & year-to-date

• Homeownership outside the US is allowed
• Gift funds allowed
• RON closing

Download program PDF

Download

Foreign National Asset Utilization

Our Foreign National Asset Utilization mortgage program is created for individuals whose assets held in U.S. or Canadian financial institutions. Self-employed, entrepreneurs, retirees, and those supported by investments will find it perfect for purchasing or refinancing a second home or investment property in the U.S. The program enables homebuyers to leverage their assets to qualify for a home loan, offering greater flexibility in securing financing.

• Loan amounts up to $3 million
• Overseas assets allowed as reserves
• Cash-out allowed
• Qualifying assets / 60 months
• 100% of checking, savings, stocks, bonds, and 70% of retirement assets

• Homeownership outside the US is allowed
• Gift funds allowed
• RON closing

Download program PDF

Download

Freddie Mac HomeOne

Freddie Mac HomeOne is a mortgage program designed to help first-time homeowners with no geographic or income restrictions. It offers low down payment financing with flexible loan options.

• Loan amounts up to $832,750
• FICO as per AUS
• Up to 97% LTV
• Minimum down payment is 3%

• MI is standard at 35% or 18% with a LLPA
• At least one borrower must be a first-time homebuyer
• Temporary rate buydowns available

Download program PDF

Download

Conventional Standard

Conventional loans are fully compliant with Fannie Mae and Freddie Mac guidelines. A Conventional Standard program is a traditional mortgage option with competitive rates and flexible down payments starting at 3%. The program is designed for creditworthy homebuyers looking for a straightforward path to homeownership.

• Loan amounts up to $832,750
• FICO as per AUS
• Up to 97% LTV
• DTI as per AUS
• Min down payment 3%

• Temporary rate buydowns available
• No overlays with FNMA/Freddie
• Cancelable MI

Download program PDF

Download

Fannie Mae HomeReady

Fannie Mae's HomeReady mortgage is a lifeline for creditworthy, low- and moderate-income borrowers seeking to purchase or refinance a home. It offers the security of a Conventional loan with potential cost savings on mortgage insurance. Qualifying for a HomeReady mortgage can be easier thanks to a lower down payment option and flexible sources of down payment funds.

• FICO as per AUS
• Loan amounts up to $832,750
• DTI as per AUS
• Primary residence
• Homebuyer education is required for first-time buyers

• Temporary rate buydowns available
• Gift funds allowed
• Cancelable MI

Download program PDF

Download

Freddie Mac Home Possible

Freddie Mac Home Possible is a mortgage program designed to help low- and moderate-income buyers achieve homeownership. It offers low down payment financing with discounted fees and flexible loan options, making it easier to qualify for a mortgage.

• Loan amounts up to $832,750
• DTI as per AUS
• Up to 80% of the AMI
• Homebuyer education is required for first-time buyers
• 1-4 units, condos, and PUDs; manufactured homes with restrictions

• Temporary rate buydowns available
• Cancelable MI
• Certain credit fees are capped

Download program PDF

Download

Conventional High Balance

A Conventional High Balance loan is a mortgage option for borrowers who need financing for an amount that exceeds the national baseline conforming loan limits but stays within the local conforming loan limits for the high-cost county. This allows homebuyers to borrow more money to purchase a home in a more expensive area.

• Loan limits up to $1,249,125 per county
• FICO as per AUS
• Up to 97% LTV
• Cash-out allowed
• Primary, secondary homes, and investment

• Temporary rate buydowns available
• No overlays with FNMA/Freddie
• Faster turn times

Download program PDF

Download

Fannie Mae RefiNow

The Fannie Mae RefiNow program is a refinance option for lower-income homeowners with Fannie Mae-held mortgages. It aims to make refinancing easier and more affordable by simplifying the process and offering potential interest rate reductions.

• FICO as per AUS
• Up to 97% LTV
• DTI as per AUS
• Min 12-month seasoning requirement
• 1-unit primary residence

• Reduced documentation requirements
• $500 credit will be provided if an appraisal has been obtained for the transaction
• Income at or below 100% of the Area Median Income

Download program PDF

Download

Freddie Mac Refi Possible

The Freddie Mac Refi Possible program is designed to help low- and moderate-income homeowners refinance their mortgages to lower their monthly payments. It offers flexible options for those who may not qualify for traditional refinance programs.

• FICO as per AUS
• Up to 97% LTV
• DTI as per AUS
• Min 12-month seasoning requirement
• 1-unit primary residence

• Reduced documentation requirements
• $500 credit will be provided if an appraisal has been obtained for the transaction
• Income at or below 100% of the Area Median Income

Download program PDF

Download

AD Power Jumbo

AD Power Jumbo is AD Mortgage's prime jumbo mortgage program for borrowers whose loan amounts exceed conventional limits. Help your clients finance luxury and high-cost properties with jumbo loans up to $5 million — including super jumbo amounts — with min. FICO 660, up to 89.99% CLTV, DTI up to 50%, no mortgage insurance, and no max cash-out limits. Available as various fixed-rates jumbo mortgage or 5/6, 7/6, and 10/6 ARMs, with competitive jumbo mortgage rates and 24-hour underwriting.

• Loan amounts up to $5 million
• DTI up to 50%
• Up to 89.99% CLTV
• No max cash-out limits

• No MI required
• First-time homebuyers allowed
• Follow DU/LPA for income and credit events

Download program PDF

Download

VA Standard

The VA Standard loan is a mortgage program offered by the Department of Veterans Affairs (VA) to veterans, active-duty service members, and their eligible surviving spouses. It's designed to help veterans and their families buy, build, repair, maintain, or adapt a home for personal use.

• Loan amounts up to $2 million
• Min. FICO 580
• Up to 100% LTV
• Manufactured homes
• No down payment required

• Limited closing costs
• Temporary rate buydowns are available
• No private mortgage insurance (PMI)

Download program PDF

Download

VA IRRRL

The VA Interest Rate Reduction Refinance Loan (IRRRL) is a streamlined refinance option for veterans and active-duty service members with existing VA loans. This solution allows borrowers to lower their interest rate and monthly mortgage payments with minimal paperwork and underwriting requirements.

• Loan amounts up to $1.5 million
• Min. FICO 580
• Up to 110% LTV
• High balance allowed
• Manufactured homes

• $500 cashback as a result of incidental changes at closing
• Only ownership certification required
• Appraisal is not required

Download program PDF

Download

FHA Standard

FHA Standard loan is government-backed mortgage designed to help low- to moderate-income borrowers achieve homeownership. With a less stringent credit score and down payment requirements than traditional loans, FHA Standard Loan is ideal for first-time homebuyers.

• Loan amounts up to $524,225*
• DTI as per AUS
• LTV up to 97.75%
• Min. FICO 580
• MIP is required

• Great for the first-time homebuyers
• Min. down payment 3.50%
• Less than average credit score requirements

Download program PDF

Download

FHA High Balance

FHA High Balance loan is designed for those looking to purchase a home in an expensive area. The Federal Housing Finance Agency (FHFA) increases loan limits in these locations, allowing homebuyers to borrow more for their dream home.

• Loan amounts up to $1,249,125*
• DTI as per AUS
• Primary residence, second home
• Up to 97.75% CLTV
• Min. FICO 580

• Min. down payment 3.50%
• Flexible qualification requirements
• Accessible to borrowers without perfect credit score & history

Download program PDF

Download

FHA Streamline Refinance

The FHA Streamline Refinance program is designed to help borrowers who have a current FHA-insured loan. It's an easy way to potentially lower interest rates and reduce monthly payments. This refinance option requires minimal paperwork, making the process faster and easier.

• Available to borrowers with an existing FHA loan
• No income is required
• No appraisal documentation
• No need to calculate a DTI
• Permanently lowered monthly payments

• Min. 6 payments on current loan
• Reduced paperwork
• Simple eligibility requirements

Download program PDF

Download

Second Mortgage

Our Second Mortgage is designed to provide an additional financing option for homeowners who are looking to borrow money against the equity in their homes. A Second Mortgage can be used for a variety of purposes, including home renovations, debt consolidation, or other expenses. With this program, you can help your clients unlock the financial potential of their homes while expanding your lending offerings.

• Max loan amounts up to $500,000
• Min loan amounts $50,000
• DTI up to 50%
• Gift funds allowed

• No FICO option available for FN
• Alt docs allowed
• Eligible for Non-Permanent Resident & Foreign National (Investment only)

Download program PDF

Download