Mortgage
Serving buyers across Los Angeles County, Orange County, the San Gabriel Valley, the Inland Empire and Riverside County. First-time, foreign-national, self-employed, investor and buy-before-sell files, handled in English and Mandarin, with the loan and the purchase run by the same team.
Treasure Mortgage is our long-term lending affiliate. They underwrite a broad program shelf so most buyer profiles (first-time, jumbo, foreign national, self-employed, investor) fit somewhere on the menu. We coordinate the loan and the purchase together so escrow stays on track.
Pre-qualification typically within 24 hours.
Loan programs
- Conventional: The standard conforming loan for buyers with U.S. income history and credit. Typically the lowest pricing when you qualify.
- Jumbo: For loan amounts above the conforming limit, which most of our service area exceeds. Documentation and reserve requirements are generally stricter.
- Foreign National: For buyers without U.S. residency or U.S. credit. Qualification rests on assets, overseas income and the property; down payments generally start higher than for a resident borrower.
- DSCR · Investor: Qualifies on the property's rental income rather than your personal income. Built for investors, including owners who live overseas.
- Bank-Statement: For the self-employed: income is shown through 12 to 24 months of bank deposits instead of tax returns.
- ITIN: For borrowers who file taxes with an ITIN rather than a Social Security number.
- Bridge · Buy-Before-Sell: Short-term financing so you can buy the next home before the current one sells.
- HELOC · Cash-Out: Borrow against the equity in a home you already own, as a line of credit or a lump sum.
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How it works
- Quick intake: Five-minute call or form: income, assets, target price.
- Pre-qualification: Letter typically within 24 hours.
- Property + appraisal: Lock pricing once an offer is accepted.
- Underwriting + close: Conditions cleared, funds wired to escrow.
Lending affiliate: Treasure Mortgage