What is an ITIN mortgage?

An ITIN mortgage is a home loan option available to individuals who do not have a Social Security number and instead use an Individual Taxpayer Identification Number (ITIN) for tax purposes. This type of mortgage is primarily used by non-U.S. citizens, including undocumented immigrants and foreign nationals.

Who is eligible for an ITIN mortgage?

Eligibility for an ITIN mortgage is generally open to individuals who have an ITIN instead of a Social Security number. This includes undocumented immigrants, foreign nationals working in the U.S., and other non-resident aliens who earn income in the U.S.

Are ITIN mortgages only for undocumented immigrants?

No, ITIN mortgages are not exclusively for undocumented immigrants. They are available to any individual with an ITIN, which includes a range of non-U.S. citizens, such as foreign workers and certain non-resident aliens.

What documents are required to apply for an ITIN mortgage?

The documentation required for ITIN mortgage typically includes a valid ITIN, proof of steady income and employment, credit history (or alternative credit documentation), and a down payment. The specific requirements can vary depending on the lender.

How do ITIN mortgages differ from traditional mortgages?

The key differences between an ITIN mortgage and a traditional mortgage include the use of an ITIN instead of a Social Security number, potentially higher down payments, higher interest rates, and sometimes more stringent documentation requirements.

Can ITIN mortgages help build credit in the U.S.?

Yes, ITIN mortgages can help individuals build their credit history in the United States, similar to how traditional mortgages impact credit scores.

Are the interest rates for ITIN mortgages higher than regular mortgages?

Often, yes. Due to the perceived higher risk associated with ITIN mortgages, lenders may charge higher interest rates compared to traditional mortgages.

How much down payment is typically required for an ITIN mortgage?

The required down payment for an ITIN mortgage can vary, but it is generally higher than that for conventional mortgages. It can range from 15% to 30% of the home’s purchase price, depending on the lender.

Can I refinance an ITIN mortgage?

Yes, refinancing options are available for ITIN mortgages, but they depend on the lender’s policies and the borrower’s creditworthiness and financial stability.

Are there any special programs or assistance available for ITIN mortgage borrowers?

While there aren’t many specific programs for ITIN mortgage borrowers, some non-profit organizations and local housing authorities may offer assistance or guidance. It’s advisable to explore local resources and housing assistance programs.

What are the risks associated with ITIN mortgages for borrowers?

The risks include higher interest rates and down payments, which can lead to larger financial commitments. Borrowers should also be aware of their rights and any potential for predatory lending practices.

Can a borrower buy any type of property with an ITIN mortgage?

Generally, ITIN mortgages can be used to purchase various types of properties, but this can vary by lender. It’s important to check with the lender about any restrictions on property types.

How long does the process of getting an ITIN mortgage take?

The timeline of an ITIN mortgage can vary widely based on the lender, the completeness of the borrower’s documentation, and other factors. Generally, it might take longer than a conventional mortgage due to additional documentation and verification requirements.

Can borrowers apply for an ITIN mortgage if they have a pending immigration case?

Yes, they can apply for an ITIN mortgage even if they have a pending immigration case, as long as they meet the other requirements set by the lender. Immigration status does not typically impact eligibility for an ITIN mortgage.

What is a second mortgage?

A second mortgage is a type of loan that is secured by the equity in your client’s property. It is usually taken out when your borrower already has a first mortgage and needs to borrow additional funds. The interest rate on a second mortgage can be higher than that of a first mortgage, as it is seen as an additional risk to the lender. In some cases, a second mortgage may be used to pay off existing debt or make home improvements. When taking out a second mortgage, it is important to make sure your borrower understands the terms and conditions of the loan before signing any documents. Furthermore, if they are unable to meet their obligations on either the first or second mortgages, it could lead to foreclosure proceedings by the lender, so it is important to make sure they are able to manage the payments.

How does a second mortgage work?

When taking out a second mortgage, your borrower’s home is used as collateral for the loan. This means that if they fail to make payments on the loan, the lender may foreclose on the property and take possession of it. Like any other type of loan, they will need to provide basic financial information to get approved. The lender will then determine how much money they can borrow and at what interest rate. The amount of equity in their home that is used as collateral will determine the maximum amount to be borrowed. Your clients will then make payments on both mortgages each month, with the second mortgage typically having a higher interest rate than the first one. It is important to note that if they default on either the first or second mortgages, foreclosure proceedings could be initiated by the lender. Therefore, it is important to ensure that they can manage both payments before taking out a second mortgage. Additionally, if their home loses value in the future and they are unable to make payments on either loan, this could cause further financial trouble. Thus, it is important to make sure your borrowers understand the risks and implications of taking out a second mortgage before making any commitments

What are the benefits of a second mortgage?

A second mortgage can be beneficial if your client needs to borrow additional funds and have equity in their home. As the loan is secured against their property, the interest rate may be lower than other forms of borrowing, such as a personal loan or credit card. It can also provide flexibility when making payments, as the amount and frequency can typically be adjusted to suit their needs. Additionally, the funds can be used for a variety of purposes, such as debt consolidation, home improvements, or investments.

What are the risks of a second mortgage?

The main risks of taking out a second mortgage are that your client is potentially putting their home and other assets at risk if they fail to make repayments on the loan. If they cannot meet their obligations on either the first or second mortgages, foreclosure proceedings could be initiated by the lender, which could result in the loss of the property. Additionally, if the value of their home decreases in the future, they may be unable to make payments on either loan, leading to further financial trouble. Therefore, it is important to understand the risks and implications of taking out a second mortgage before making any commitments.

Can borrowers qualify for an Asset Utilization loan if they do not have income from a job?

Yes, they can. Not all potential homeowners choose to fund their home loans in the same way. Sometimes, their income can come from non-traditional sources, such as being self-employed or retired. In some cases, the majority of a person’s actual savings can be in the assets they own rather than in their job income. If lenders looked at job income alone, these people would not qualify for a home loan, but the value of their assets could be plenty to assure the lender that they are not a risk. That is why we have asset utilization programs.

How does an Asset Utilization Loan work?

Rather than using their income from employment, borrowers use an asset utilization loan to qualify for a mortgage provided they have substantial assets. In this case, their monthly income is calculated by dividing total liquid assets by 60 months. Using funds from their assets means they do not have to show income from any other source, including employment. So long as they have enough assets to pay for the loan and regular living expenses, they can qualify.

Do your clients need to cash in their assets to get approved?

No, they do not. The assets are solely used to demonstrate that they have the ability to repay the loan. We look at liquid assets as their loan collateral, similar to how W2s and pay stubs are evaluated for a traditional Government or Conventional loan.

What types of assets can help your clients get qualified for an Asset Utilization Loan?

Only certain types of assets will help them qualify for an Asset Utilization loan. These include their checking or savings accounts, money market accounts, CD (certificate of deposit) accounts, and so on. Certain types of retirement accounts can also qualify, like a 401(k) or an IRA. In addition, certain types of investment accounts like mutual funds, stocks, and bonds may also qualify.

Is a RefiNow refinance different than a HomeReady Refinance?

At a high level, RefiNow would be a better refinance option for borrowers with higher DTIs and income up to 100% of the applicable area median income (AMI) limit who have limited funds to pay for upfront appraisal costs. A detailed comparison between HomeReady and RefiNow can be found on the Fannie Mae website.

Can existing mortgage insurance be transferred to the new loan?

Mortgage insurance coverage for RefiNow loans is not restricted to the current mortgage insurer on the existing loan. However, DU will identify the insurer that is currently providing coverage. Lenders should consult their mortgage insurer to determine their eligibility guidelines for RefiNow loans. The appropriate level of mortgage insurance must be obtained in accordance with B7-1-02, Mortgage Insurance Coverage Requirements of the Selling Guide. Standard coverage and minimum coverage (with corresponding LLPAs) are both permissible subject to Selling Guide requirements.

Will the lender receive the full $500 credit even if the cost of the appraisal is less than $500? When will it be reimbursed?

Fannie Mae will provide a $500 credit to the lender for RefiNow loans when an appraisal was obtained, regardless of the exact cost of the appraisal. The $500 must be passed to the borrower in full. Whole loans will receive the $500 credit immediately upon sale to Fannie Mae, while loans delivered into an MBS pool will receive the credit as part of a monthly settlement of proceeds.

How must the lender provide the $500 credit to the borrower when an appraisal is obtained?

Fannie Mae requires that the full $500 benefit be provided to the borrower but does not specify how that must be operationalized provided the lender complies with regulatory requirements.

Can RefiNow be combined with HomeReady?

No, RefiNow is a standalone offering and may not be combined with HomeReady. A summary comparison of HomeReady and RefiNow can be found on the Fannie Mae website.

How is a Refi Possible mortgage different from a Freddie Mac Home Possible® mortgage refinance?

At a high level, a Refi Possible mortgage would be a better refinance option for borrowers who may not qualify for Home Possible; this could include borrowers with higher debt-to-income (DTI) ratios or who have limited funds to pay for upfront appraisal costs. However, both offerings provide benefits to serve lower-income borrowers. Check out our Refi Possible and Home Possible Refinance Comparison grid to view a side-by-side comparison of product features. In addition, the complete requirements of each offering may be found in the Freddie Mac Single-Family Seller/Servicer Guide (Guide).

Can a Refi Possible mortgage be amortized for a period other than 15, 20, or 30 years?

Refi Possible mortgages are available for all eligible fixed-rate mortgage terms.

What property types are permitted under Refi Possible?

All property types eligible under the Guide, including manufactured homes.

Can Refi Possible be combined with Home Possible?

No, these are two distinct Freddie Mac product offerings with each having benefits to serve lower-income borrowers. These offerings cannot be combined. The Seller should review complete requirements for Refi Possible and Home Possible to determine which of the two offering suits the borrower best.

Can a borrower who has a low credit score qualify for Refi Possible?

Yes. There is no minimum indicator score required for eligibility for Refi Possible mortgages. However, the seller must identify and deliver an indicator score for all Refi Possible mortgages in accordance with the requirements of Guide Section 5203.2(e) If the seller determines that there is no usable credit score due to insufficient information or inaccurate information, the mortgage is not eligible for sale to Freddie Mac.

Can a borrower who does not have a usable credit score due to insufficient or inaccurate information qualify for Refi Possible?

No. If no borrower has a usable credit score, then the mortgage does not have an Indicator Score and is not eligible for delivery to Freddie Mac as Refi Possible.

Can a mortgage with a recent history of forbearance be refinanced as a Refi Possible mortgage?

If the borrower makes all payments while the loan is in forbearance, a mortgage can be refinanced as a Refi Possible mortgage. The mortgage must meet Refi Possible payment history requirements, which does not allow recent missed payments.

What is the FHA Streamline Refinance program?

The FHA created the FHA Streamline Refinance program over 25 years ago to make it simple and fast for anyone with an FHA loan to lower their interest rates. They do this through a “streamlined” process that utilizes the already existing paperwork from your original loan to serve as the foundation of the process.

What are the basic requirements for an FHA Streamline Refinance?

Besides the original loan is an FHA loan, the only other real requirement is that your client’s mortgage payment must not have been more than 30 days late in the last 12 months.

Can borrowers who have a lot of equity in their home take some cash out at closing with the FHA streamline refinance program?

No, they are not permitted to take any cash out with the FHA streamline refinance loan program.

Is a credit check required for FHA Streamline Refinance?

No, there is no credit check required for FHA Streamline Refinance. This is part of the streamlined process.

Is an appraisal required for FHA Streamline Refinance?

No, we do not require an appraisal for an FHA Streamline Refinance.

What are the income requirements for FHA Streamline Refinance?

The FHA Streamline Refinance loan requires no proof of income like W2s or tax returns. Most other types of loans require the lender must determine the borrower’s ability to afford the new monthly payments. The FHA Streamline Refinance eliminates this requirement.

Does the FHA Streamline Refinance remove PMI?

FHA Streamline Refinance does not remove PMI. PMI is the mortgage insurance borrower’s purchase for conventional loan programs. Mortgage insurance premium (MIP) is the insurance borrower’s purchase for FHA loans. MIP will not be waived throughout the life of an FHA loan.

What is the FHA Streamline Refinance minimum credit score?

FHA does not have a minimum credit score requirement since it does not require a credit report for FHA Streamline Refinance. However, most lenders will require a credit report and a score of at least 620. Some lenders could allow lower scores, so shop around.

What is UFMIP and does the borrower have to pay it in cash?

UFMIP is the acronym for Upfront Mortgage Insurance Premium. It is the fee that FHA charges on about every FHA loan to defray the costs of the program. As of April 2013, the fee is typically 1.75% of the full loan amount. So, if you open a $200,000 mortgage, your final FHA loan amount will be $203,500. For FHA streamlines, this fee can be wrapped into the new loan and does not have to be paid out of pocket. If you wish, you have the option to pay it out of pocket, which reduces their loan amount. Most FHA borrowers finance it into the new loan.

How many times can my client apply for an FHA Streamline Refinance loan?

They are eligible to apply for an FHA Streamline Refinance every 210 days.

Can a Foreign National purchase property in the US?

Yes. A&D offers solutions for investment properties only, like Foreign National mortgage. Foreign Nationals can qualify with documentation for the income generated in their residence country OR just with the cash flow from the subject property.

Can borrowers use a Foreign National mortgage to buy a home?

Foreign National mortgage is intended to be used to purchase homes as investments, not primary residences.

What if Foreign National mortgage loan borrowers want to purchase a primary residence in the US?

They will need to be a US resident and obtain a regular mortgage.

How is a Refi Possible mortgage different from a Freddie Mac Home Possible® mortgage refinance?

At a high level, a Refi Possible mortgage would be a better refinance option for borrowers who may not qualify for Home Possible; this could include borrowers with higher debt-to-income (DTI) ratios or who have limited funds to pay for upfront appraisal costs. However, both offerings provide benefits to serve lower-income borrowers. Check out our Refi Possible and Home Possible Refinance Comparison grid to view a side-by-side comparison of product features. In addition, the complete requirements of each offering may be found in the Freddie Mac Single-Family Seller/Servicer Guide (Guide).

Can a Refi Possible mortgage be amortized for a period other than 15, 20, or 30 years?

Refi Possible mortgages are available for all eligible fixed-rate mortgage terms.

What property types are permitted under Refi Possible?

All property types eligible under the Guide, including manufactured homes.

Can Refi Possible be combined with Home Possible?

No, these are two distinct Freddie Mac product offerings with each having benefits to serve lower-income borrowers. These offerings cannot be combined. The Seller should review complete requirements for Refi Possible and Home Possible to determine which of the two offering suits the borrower best.

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Your most important asset is your human capital, the people you have here. I had a transaction that seemed very simple but it became complicated and was declined. I called Frank, our account rep at AD Mortgage, and we double-checked everything together. It looked like something we could do and he got it done. His level of knowledge and the way he handled the transaction inside the company made it work, and we were able to close in three weeks.

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Definitely, there have been a couple of files that I have been able to finalize thanks to AD Mortgage. The huge difference that made it work above everything was the connection with my account executive and how helpful he has been ever since we met. AD has always been there, you’re super-fast, and the turnaround times are very good. That’s really good work right there.

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We are glad that professionals helped us with the deal for our house. We thank you and highly recommend you.

Anastasiia Skisova

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Our experience was phenomenal! Our loan officer, Joshua Perez, made the process seamless for everything that was in their control. I would highly recommend AD Mortgage

Dwala Reid

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AD Mortgage is a Great Lender with a Team of professionals always ready to help and get the job done right away!
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AD Mortgage approved one of my loans from application to Clear to Close for 7 days Only!
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Bissera A. Paskaleva

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AD Mortgage in my opinon is the best Non-QM investor in the market. They get things done quickly and efficiently. Everyone from the AE, Mark Glaser to the Underswriters and Closers are always willing to go above and beyond to help. Thank you for getting me a clear to close in 15 days and closing my loan in less than 30 days.

Jacqueline Hernandez

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Excellent service. They helped me throughout the entire process, guiding me hand in hand. A great and fast team. They got me a lot of help so I could buy with the minimum cost possible. I’m very grateful. Thank you.

Daraily Simpson

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06/22/2025

Great experience! Was very overwhelmed and stressed with the lender I had. Decided to let them beat my objections and they did! Made my home buying process exciting instead of stressful!

Jacquelne Saylor

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06/24/2025

They helped with all the questions i had, they made me feel confident in knowing i was in good hands, and i needed anything to just reach out. I felt good about signing with them

Adam M Reyes

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Very friendly and easy to work with! Made the process much more easy to negotiate!

Dana Strom

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08/01/2025

Working with A&D was an excellent experience! The process was smooth, everything was explained clearly, and the communication was outstanding. Xavier went above and beyond—he was incredibly responsive, always quick with answers, and made the entire process completely stress-free. I couldn’t have asked for a better loan officer. Highly recommend Xavier and the A&D team!

Irina Vasquez

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08/02/2025

I have done 2 deals with A&D and they have great service. Underwriting manager really went to bat for me on a file. I love working with A&D.

Rodney Debro

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08/03/2025

I have gone through six mortgage processes in my lifetime and AD Mortgage was the smoothest and most professional I have ever experienced. I highly recommend AD Mortgage for your next home!

Charles Gerstenecker

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09/05/2025

Need to say that the A&D Team always exceed expectations, Jason as always is a game changer, professional and always on top of things!! Ne never let me down!! Great teamwork!! Thank you!

Marcello de Albuquerque

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Working with A&D Mortgage has been nothing short of exceptional. They truly live up to their slogan, ‘The Power of Yes.’ Their team is highly knowledgeable, resourceful, and consistently finds solutions for even the most complex scenarios. On top of that, their pricing is not only competitive but often better than traditional lenders. Highly recommended!

Drimar Castrillo

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I had an excellent experience working with my A&D Account Executive Kayla Torres throughout the loan process. From start to finish, she provided outstanding support, clear communication, and guidance every step of the way. They were always available to answer my questions, explained everything in detail, and made what could have been a stressful process feel smooth and manageable. Their professionalism, knowledge, and dedication truly went above and beyond my expectations. I’m very grateful for their help and would highly recommend her.

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River A Valle Zamora

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09/09/2025

AD Mortgage has been an excellent lending partner. Their platform is efficient, their products are competitive, and the support we receive is second to none. A special thanks to our account executive, Kayla Torres, who consistently goes above and beyond to ensure our loans move smoothly. Her responsiveness and industry knowledge make a real difference in our business.

Michael Caroselli

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09/09/2025

It was a sure pleasure working with the A&D Mortgage Team. They were not only knowledgeable of the information we needed to know but very responsive to our calls and questions. They made everything transition very smoothly and one of the best experiences I have had with a mortgage company.

Cheryl Weaver

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09/21/2025

A&D mortgage was easy to work with they were very helpful the whole team was amazing and was always easy to get a hold of with any questions and concerns i had. I highly recommend A&D mortgage

Jessica Mirazo

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09/30/2025

AD Mortgage has improved their process greatly over the past few years. I got initial approval on Monday and closed and funded that same Friday (non-QM). Huge thanks to Madison, Olga, Anastasiya, and Lori — truly the best in the business! 🙌✨

Stephen Fierce

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Alejandra Lozano

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David J. Poloney

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We are glad that professionals helped us with the deal for our house. We thank you and highly recommend you.

Anastasiia Skisova

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05/31/2025

Our experience was phenomenal! Our loan officer, Joshua Perez, made the process seamless for everything that was in their control. I would highly recommend AD Mortgage

Dwala Reid

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05/31/2025

Bissera A. Paskaleva

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Jacqueline Hernandez

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06/17/2025

Daraily Simpson

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06/22/2025

Great experience! Was very overwhelmed and stressed with the lender I had. Decided to let them beat my objections and they did! Made my home buying process exciting instead of stressful!

Jacquelne Saylor

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06/24/2025

They helped with all the questions i had, they made me feel confident in knowing i was in good hands, and i needed anything to just reach out. I felt good about signing with them

Adam M Reyes

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07/16/2025

Very friendly and easy to work with! Made the process much more easy to negotiate!

Dana Strom

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08/01/2025

Irina Vasquez

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08/02/2025

I have done 2 deals with A&D and they have great service. Underwriting manager really went to bat for me on a file. I love working with A&D.

Rodney Debro

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08/03/2025

I have gone through six mortgage processes in my lifetime and AD Mortgage was the smoothest and most professional I have ever experienced. I highly recommend AD Mortgage for your next home!

Charles Gerstenecker

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09/05/2025

Need to say that the A&D Team always exceed expectations, Jason as always is a game changer, professional and always on top of things!! Ne never let me down!! Great teamwork!! Thank you!

Marcello de Albuquerque

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09/05/2025

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09/09/2025

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River A Valle Zamora

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Michael Caroselli

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Cheryl Weaver

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09/21/2025

A&D mortgage was easy to work with they were very helpful the whole team was amazing and was always easy to get a hold of with any questions and concerns i had. I highly recommend A&D mortgage

Jessica Mirazo

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Stephen Fierce

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