Someone wants the house they will live in funded on this desk. Or they want one unit of a small building as their home and the other units as rentals, and they still want this desk to place the loan. Or they want a cash-out on the house they already live in, so they can buy a rental, and they want both requests in one conversation. That is not a product here. We do not fund owner-occupied. The file is referred out. It is not our loan.
This page is that stop, and what the stop means for an investor. It is not a rewrite of entity-only close, which is who takes the deed. It is not they will only close in your personal name, which is a bank vesting wall on an investment file. The floor on the loan is a separate rule, on why this desk will not fund under $100k. A file from any state still uses one national intake. What belongs in an investment package is what to send so we can read the deal the same day. If the question is what a DSCR loan is, that note already exists. This page will not restate it.
Funded Funding is a national private-money brokerage. We are not a bank. We are not an NMLS-licensed consumer mortgage lender. The loan is business-purpose, closed in an LLC or another business entity. The desk floor is $100k. No owner-occupied. The property can be in any state we can close. This is a nationwide note, not a city page. Start on the Funded Funding homepage for the product list, or read what the desk is.
We do not fund owner-occupied
Owner-occupied, on this desk, means you will live in the property, or in any unit of it. A primary residence is owner-occupied. A house you will move into after the close is owner-occupied. A second home you will use is owner-occupied. One unit of a duplex, triplex, or fourplex that you will live in is owner-occupied, even when the other units are rented. Staying in the house while you renovate is owner-occupied. We do not fund any of those.
We do not relabel the request as an investment loan because the email says "rental." We do not close the house in an LLC and pretend the occupancy went away. The use of the property is the rule. If you will live there, the loan is not ours. We are not an NMLS-licensed consumer mortgage lender. That fact is why the file cannot stay. It is not a gap we paper over with a different form.
The rule is the same in every state we can close. Distance does not create an owner-occupied lane. A broker in another state does not create one. A repeat borrower does not get an exception because the last file was a rental. National means one intake for business-purpose files. It does not mean we fund the house you sleep in. Not available in every state.
Referred out means the file leaves this desk
Referred out is the status of an owner-occupied request. The request leaves this desk. It belongs in a consumer mortgage conversation: a bank, a credit union, or a consumer mortgage shop that makes loans to people who will occupy the property. This page will not name a shop. It will not promise that any of them will say yes.
The word referral does not mean we submit the file. It does not mean we shop it. It does not mean we split a fee. It does not mean we keep a file number on our side while someone else closes the house. A referral off this desk is a stop. It is not a second product we run, and it is not a handoff we manage. There is no owner-occupied form on the application.
You do not wait on this desk for an owner-occupied answer. There is not one. You do not call or text (520) 510-0756 to ask which consumer shop we prefer. We will not say. You take the house you will live in to a desk that actually makes consumer mortgages. This desk does not stay in that thread. If you apply anyway, we will tell you the file is off this desk. That sentence is the referral. After it, the request is yours to place somewhere else, or to drop.
What a referral is not
A referral is not a pre-approval we issue for a home you will live in. We do not issue one. Do not give a seller, a listing agent, or a builder a sentence that says this desk is funding the house you will occupy. That sentence is false. We will not write a letter that pretends otherwise.
A referral is not an introduction. We will not connect you to a named lender, a loan officer, or a branch. We will not forward your documents to a consumer shop. We will not stay on a group email while that shop underwrites the residence. If you want a person at a bank to have the package, you send it. We are not the sender.
A referral is not a backup, and it is not a fee. We will not keep an entity read alive on the same house so you can see whether the owner-occupied offer is cheaper. We will not run beside a consumer application. We will not split a commission on a loan we do not place. Terms on the loans we do read vary by lender, property, and borrower entity. An owner-occupied request never reaches that sentence.
What counts as living there
The desk rule you can use without a legal opinion is plain. If you will live in the property, stop. This page is not tax advice. We will not tell you whether a property is a residence for a tax exclusion or how to report rent. Ask your own CPA. We also will not tell you how occupancy is defined in a statute. Ask your own attorney. The question on this desk is the use you are actually planning.
Move-in plans count. "I will live there for a year and then rent it" is occupancy. "I might move in if it does not rent" is occupancy. Staying there while you find a tenant is occupancy. Using the house for part of the year is occupancy when you are the one using it. A vacant house you will not occupy can be an investment file. A house you already live in is not vacant. This page will not give you a number of days, a season, or a lease length that makes occupancy acceptable.
A house-hack counts. Investors use that label for a duplex, triplex, or fourplex where they live in one unit and rent the others. The rented units do not cancel the unit you occupy. Hiring a manager for the rented units does not change the unit you live in. Putting the building in an LLC does not change it either. The whole property is referred out. We will not fund "just the rental units" and ignore the unit you sleep in. The address is one collateral.
A partner, a guarantor, or a signer who will live in the property makes the file owner-occupied. The entity on the deed does not rescue it. Where a guarantor is part of an investment file, that point lives on entity-only close. If the person who will sign will also occupy the house, the file stops here. A sentence that says a relative will "just stay there" while you call the loan an investment is occupancy. A real lease belongs on a business-purpose file only when you will not live there.
The house you live in is a different property
Investors often own both. They live in one house. They buy or refinance another that they will not occupy. Those are two requests. The house you live in is referred out. The other property can be read on this desk when it is business-purpose, the borrower is an entity that will take the deed, you will not occupy it, and the loan is at or above the $100k floor. A read of that second property is not an approval. It is also not a loan on the house you live in.
Do not put both addresses on one application. The cash-out on the house you live in is a consumer refinance. We do not fund it. The purchase of the rental, if you will not occupy it, is its own file. The money you use for a down payment has to be money you can show on the investment file. It does not become our loan because it started as equity in a house we will not touch. A pre-approval from a consumer shop on the house you live in does not travel to the rental. A bank that already said no on an investment loan is a different fact, on when the bank says no on a rental. Leave the residence off the investment package.
If the only collateral you have is the house you live in, this site is the wrong desk. The floor and the occupancy rule are separate stops. A residence under $100k is still a residence. A residence over $100k is still a residence. Both are referred out. Why the floor exists, for loans that are actually investment loans, is the under-$100k note. That page is not a referral program. This page is the occupancy referral.
Calling it an investment does not change the use
Title is not occupancy. An LLC on a house you will live in is still owner-occupied. We will not fund that LLC. The close we do is an entity close on a property you will not occupy. Both halves have to be true. Entity-only close is the vesting half. This page is the use half. Fixing the operating agreement does not fix a move-in.
The other direction is also a stop. A rental you will not occupy, deeded in your personal name, is the wrong close on this desk. Banks that will only vest in a personal name are a bank wall, not a reason for us to fund a residence. Having an entity does not cure occupancy. Leaving the property vacant of you does not cure a personal-name deed.
If you applied for a rental and the plan is now to move in, say so before title does. The file becomes a referral. We do not keep it, and we will not recycle a residence application into an investment file by changing a checkbox. Photos of a tenant and a lease belong on a property you will not occupy. A lease you do not intend to honor is not a business-purpose file. If the plan is a hold you will not occupy, send the real rent story, and read what to send for the rest of the package.
Your other files do not ride along
A clean rental or a flip on a different property can still come here. The owner-occupied request does not get attached to it, and it does not disqualify a separate business-purpose file by itself. Keep the residence off the application. A reader who has to sort two uses on one address, or two addresses in one loan amount, cannot read the investment. Say which property is the investment. Leave the residence out.
A broker should send the same way. One property is one file. If the borrower will live in the collateral, do not send it here and ask us to "refer it through." We will not. Tell the borrower the house they will live in is a consumer mortgage, and send us only the property they will not occupy, if that property is a real entity file at or above the floor. Two stories about the same house are a contradiction.
A portfolio does not hide a residence. If one property in a blanket is a house you will live in, that property is referred out. We will not cross-collateral the house you occupy against rentals. A portfolio or blanket note is about investment properties that cannot carry a file alone. It is not a way to include a primary residence. Pull the residence out before you send the rest. Call or text (520) 510-0756. A conversation can point you at the application for a property you will not occupy. It cannot turn the house you live in into a file we fund.
What this means for the investor
Do not apply here for the house you will live in. You will not get a term sheet. You will get a stop. Do not tell a seller, a wholesaler, a builder, or a partner that this desk is funding that house. We will not confirm it. We will not issue a letter to keep their deal alive. The referral is not a proof-of-funds letter for a primary residence.
Do not wait for us to hand you a name. Referred out means you leave. The next conversation is yours, with a consumer mortgage desk that is not this one. We will not schedule it, join it, or review their disclosure. If that shop says no, the no does not move the residence onto our desk. A consumer denial on a house you will live in is still a house you will live in.
Separate the work. The investment property you will not occupy, in an entity, at or above $100k, can be sent here. The residence cannot. The same month is not the same loan. The same LLC on both deeds is not the same use. A house-hack is not a partial yes. If the plan is to live in one unit, the building leaves this desk. If you will not occupy any unit, it can be read as an investment file, with the route on how the file gets routed. The change has to be the real plan. Anything that stays is still business-purpose, still an entity close, still at or above the floor. Landing in the queue is not an approval.
When it is a no
It is a no when you will live in the property, when any unit is owner-occupied, when the plan is to move in, when a second home is for your use, or when a partner or a guarantor will occupy. It is a no when you will stay through the rehab. It is a no when the only collateral is the house you already live in, including a cash-out on that house to buy something else. It is a no when a consumer mortgage is still the product you want on that address.
It is a separate no when the deed on a true rental will land in a personal name, when the request is under the $100k desk floor, or when the property is in a state we cannot close. Putting "LLC" in the subject line does not change the label if you will live there.
It can be read when the property is one you will not occupy, the borrower is an entity that will take the deed, no one on your side of the file will move in, the loan is at or above the floor, and the package is the package on the same-day note. A file that can be read is still not an approval. The house you live in is not part of that package. If it is in the email, take it out and send the investment on its own.
What this desk is — and is not
The property we will read can be in any state we can close. We do not publish an office address. This is a national desk, not a city page. One intake for business-purpose files. One phone. No owner-occupied lane beside it. Terms vary by lender, property, and borrower entity. Not available in every state. We will not invent a rate, a credit cutoff, a leverage figure, a reserve number, a license number, a count of files, a named consumer shop, or a promise that a referred file funds somewhere else.
Business-purpose only. Borrowers close in an entity. If you will live in the property, this site is the wrong desk. We are not a bank, and we are not an NMLS-licensed consumer mortgage lender. We do not warehouse the loan. We do not give legal advice on occupancy, formation, or signer authority, and we do not give tax advice on a residence or on the entity. Use your own attorney and your own CPA for those questions. A page about a referral is not a referral agreement, and it is not an approval of every investment file that stays.
How to sort the file
- Name the use before you look for a form. If you, a partner, or a guarantor will live in any unit, stop. That property is referred off this desk. We will not fund it, name a shop, or keep a file number. Do not apply here for it.
- Take the residence to a consumer desk that is not this one. A bank, a credit union, or a consumer mortgage shop is the kind of place that conversation belongs, in general. This page will not name one and will not promise a yes. Do not tell them we are a partner on the file. We are not.
- Keep a real investment on its own application. A different property you will not occupy, borrowed by an LLC or another entity, at or above $100k, uses the application and the phone (520) 510-0756. Leave the house you live in off that send. Who takes the deed is entity-only close.
- Send the investment package, not a mixed story. Entity documents, the contract, the address and the type, the exit, and the scope or the rent that matches it. The list is what to send so we can read the deal the same day. If a piece is missing, name it. Do not fill the hole with the residence.
- Apply once for the property we can actually read. Same intake as the rest of Funded Funding: the application. Apply here if the borrower is an entity, you will not occupy the property, and the loan is at or above the floor. A place in the queue is a read. It is not an approval. The owner-occupied address is not in that queue.
Related reading
- Entity-Only Close: LLC, Not a Primary Residence
- They Will Only Close in Your Personal Name
- Want Real Estate Funding? Here's Why You Need an LLC First
- Why This Desk Will Not Fund Under $100k
- What to Send So We Can Read the Deal the Same Day
- National Desk, One Intake: How a File from Any State Lands
- 1–4 Units vs 5+: How the File Gets Routed
Frequently asked questions
Do you fund owner-occupied loans?
No. This desk does not fund a property you will live in, including one unit of a small building. That file is referred off this desk. It is not our loan, and a read of an investment file is not an approval of a residence.
What does referred out mean?
Referred out means the owner-occupied request leaves this desk. It belongs in a consumer mortgage conversation, not on this application. We do not fund it, place it, or keep a file number for it. The referral is a stop, not a second product.
Will you name a consumer shop or stay on the file?
No. We will not name a bank, a credit union, or a consumer mortgage shop. We will not submit the file, shop it, split a fee, or stay on it while someone else closes the house you will live in. You take that request somewhere that makes consumer mortgages.
If I live in one unit and rent the others, is that still owner-occupied?
Yes. One unit you will live in is occupancy, even when the other units are rented. A house-hack is referred off this desk. Hiring a manager for the rented units does not change the unit you occupy.
Can a rental file stay here if a different house is owner-occupied?
A different property can be read when you will not occupy it, the borrower is an entity that will take the deed, and the loan is at or above the $100k floor. Leave the house you live in off that application. The two requests are not one file. A read is not an approval.
What is the minimum to fund, and who closes?
The desk floor is $100k. Files under that are not this desk. Borrowers close in an LLC or another business entity. The loan is business-purpose. If you will live in the property, this site is the wrong desk.
Ready to get funded?
If the property is one you will not live in, and the LLC will take the deed, send that file. Leave the house you occupy off the application. We do not fund owner-occupied. Those files are referred out, which means they leave this desk. We will not name a shop, split a fee, or keep a file number. No fake funded counts. No stock testimonials. No owner-occupied loans. A place in the queue is a read, not an approval.
Ready to get funded?
Apply on the same intake we use live, or call or text (520) 510-0756.