Answers

Frequently asked questions

Straight answers to the questions we hear most. Don't see yours? Ask us directly — we're happy to help.

Getting started

Do I need perfect credit to get a mortgage?

No. Different loan programs accept different credit levels, and a lower score usually means a different program rather than an automatic “no.” We work with borrowers across a wide range of credit situations. See our guide on the credit score you really need.

How much down payment do I actually need?

Less than most people assume. Some programs allow as little as 3.5% down (FHA), and VA loans can require zero down for eligible veterans. The right figure depends on the loan type and your situation.

What's the difference between pre-qualification and pre-approval?

Pre-qualification is a quick estimate of what you might borrow. Pre-approval is a stronger, more thorough review that carries more weight with sellers. We recommend getting pre-approved before you shop seriously.

Self-employed & non-traditional income

I'm self-employed. Can I still qualify?

Yes. Standard underwriting leans on tax returns, which often understate a business owner's real income. Programs like bank-statement loans qualify you on your deposits instead. See our self-employed borrower's guide.

My tax returns show low income because of write-offs. What can I do?

This is one of the most common situations we solve. Rather than fighting your tax return, we use programs that measure income differently. Read why write-offs affect approval and what to do about it.

What is a non-QM loan? Is it risky?

Non-QM simply means a loan outside one specific set of federal rules — it is not subprime, and lenders still verify your ability to repay. It's built for strong borrowers who don't fit a rigid template. Here's non-QM explained.

Credit challenges

Can I buy a home after a bankruptcy or foreclosure?

Often yes, and sometimes sooner than you'd expect. Waiting periods vary by loan type, and some non-QM programs shorten them. See how long you really have to wait.

I was told no by another lender. Is that final?

Not necessarily. A single lender has one set of rules; we work across many lenders and programs. A “no” from one is not a “no” from the market — that's the core of what we do.

Investors

Can I qualify based on the property instead of my income?

Yes — that's exactly what a DSCR loan does. It qualifies on the property's rental income rather than your personal income or tax returns, which is why investors use it to scale.

Can I buy an investment property in an LLC?

Many investor programs allow it. See financing rental property through an LLC for which loans permit entity vesting and what to plan for.

Can I use rental income to help me qualify?

Yes, in two ways: on a multi-unit home you live in, and on pure investment property. Read how rental income helps you qualify.

VA, FHA & first-time buyers

What are the benefits of a VA loan?

Often zero down payment, no monthly mortgage insurance, and competitive terms for eligible veterans and service members. See the full VA benefit guide.

Can I buy a 2–4 unit property and rent out the other units?

Yes — it's called house hacking, and FHA and VA both allow up to four units while you live in one. The rent can even help you qualify. Read how house hacking works.

Foreign nationals & ITIN

Can I buy U.S. property if I'm not a citizen?

Yes. You don't need citizenship or a green card to own U.S. real estate. There are loan programs built for foreign national buyers.

Can I get a mortgage with an ITIN instead of a Social Security number?

Yes — ITIN mortgages are designed exactly for this. Many ITIN filers qualify and don't realize it.

Working with Ashlar Lending

What areas do you serve?

Ashlar Lending is based in Roseville, California, and serves borrowers across the state, with additional programs for investment property nationwide. If you're not sure whether we can help with your location, just ask.

Are the rates on your site a quote?

No. Any rates shown are national market averages for reference only, not a personalized quote or commitment to lend. Your actual rate depends on your full application. See our disclosures.

How do I get started?

Two easy ways: start an application online, or tell us your scenario and we'll point you to the right program before you apply. You can also schedule a time to talk.