Purchase
Review financing for a primary residence, second home, or eligible residential investment property.
Residential financing
Home Loans
Home financing should begin with what you want to accomplish, how the property will be used, and which documents best explain your financial picture—not with a wall of product names.
A residential loan path that starts with your situation.
Citadel reviews home-loan conversations for buyers, homeowners, self-employed borrowers, and property investors. Some files fit a traditional full-documentation review. Others may need an alternative way to evaluate income, assets, rental cash flow, residency, or employment.
No single program is right for every borrower. Property type, occupancy, loan purpose, credit, income, assets, reserves, and documentation all help determine which options may be available.
Financing purpose
Start with what you want the financing to accomplish.
Refinance
Revisit the structure, term, or documented objective of an existing residential loan.
Cash-out
Explore whether eligible property equity may support a documented financial purpose.
HELOC
Discuss a revolving home-equity line that may sit alongside an existing first mortgage.
Available paths
Explore the programs in this family.
Select a program to see what it is, when it may be considered, and which details usually matter first.
Full-Documentation Home LoansA traditional review using income, employment, assets, credit, property, and standard supporting documents.
A full-documentation loan may use pay stubs, W-2s, tax returns, asset statements, and employment verification to evaluate the borrower’s ability to repay. The exact documents depend on employment type, loan purpose, property, and lender requirements.
What the initial review may consider
- Employment and income history
- Assets and funds to close
- Credit profile
- Property and occupancy
- Loan purpose and requested amount
Non-QM Home LoansMortgage programs that may evaluate eligible borrowers outside standard conventional documentation rules.
Non-QM does not mean no documentation or no underwriting. It refers to programs that may use different methods to review income, assets, rental cash flow, residency, or other circumstances. Requirements, terms, and availability vary significantly by lender and scenario.
What the initial review may consider
- Why a standard income calculation may not fit
- Available alternative documents
- Property and occupancy
- Credit and reserves
- Lender-specific program requirements
VOE ProgramsAn employment-verification path that may be considered for eligible wage earners under specific lender guidelines.
VOE refers to verification of employment. Some programs may place greater weight on verified employment and wages while using a reduced documentation set. This is not a no-document loan; lenders still require identity, property, credit, asset, and other applicable information.
What the initial review may consider
- Eligible employment type
- Employment history and verification
- Wage information
- Assets and reserves
- Program and property eligibility
P&L ProgramsA possible income-review path for eligible self-employed borrowers using a profit-and-loss statement and supporting information.
A P&L-based review may help explain current business income when tax returns do not present the complete picture. Lenders may require a prepared or verified profit-and-loss statement, business history, bank statements, expense analysis, and other documentation.
What the initial review may consider
- Business history
- Profit-and-loss period and preparation
- Supporting deposits or statements
- Business expenses
- Property, credit, and reserves
Foreign National Home LoansResidential financing conversations for eligible international borrowers purchasing or refinancing U.S. property.
Foreign-national programs may use specialized residency, identity, credit, income, and asset requirements. The available path depends on the borrower’s country and residency context, property use, loan purpose, documentation, funds, and the lender’s current guidelines.
What the initial review may consider
- Passport and residency context
- U.S. property purpose
- Income or asset documentation
- Credit-reference requirements
- Funds, reserves, and transfer documentation
Bank Statement LoansAn alternative income-review path that may use eligible personal or business bank deposits for self-employed borrowers.
Bank-statement programs may analyze deposits over a lender-defined period and apply an expense factor or other method to estimate qualifying income. Transfers, non-business deposits, and inconsistent activity may be excluded. Requirements vary by lender and business type.
What the initial review may consider
- Personal or business statement type
- Required statement period
- Eligible deposits
- Business expense analysis
- Ownership history and supporting business records
DSCR Investor LoansInvestment-property financing that may focus primarily on eligible rental income and property debt payments.
DSCR means debt-service coverage ratio. A DSCR review compares qualifying property income with the property’s required debt payment under lender guidelines. Personal-income documentation may be treated differently, but credit, assets, reserves, property, valuation, and rental information still matter.
What the initial review may consider
- Expected or documented rental income
- Property payment and expenses
- Property type and occupancy
- Credit and reserves
- Purchase, refinance, or cash-out purpose
Prepare for the conversation
Information that may help with an initial review.
You do not need every document before you ask a question. Begin with what you have, and Citadel can explain what may be needed next.
- Government-issued identification
- Property address or purchase contract
- Current mortgage statement for a refinance
- Income or alternative-documentation records
- Asset and reserve statements
- Estimated credit range
- Occupancy and loan-purpose details
Reviewed with a real person
Discuss the property, documents, and purpose with Nicolas.
Loan categories are a starting point. Nicolas can help identify the questions that matter for the property or business and explain which information may support the next stage.
Meet NicolasCommon questions
Before you begin
Do I need to choose a program before I contact Citadel?
No. Start with your goal, property, income type, and available documents. The useful next step is identifying which review path may fit—not guessing a product name.
Does Non-QM mean no income verification?
No. Non-QM programs still require documentation and underwriting. They may use an alternative method to evaluate income, assets, rental cash flow, or another part of the borrower’s situation.
Can self-employed borrowers qualify for a home loan?
Eligible self-employed borrowers may have full-documentation or alternative-documentation paths. The appropriate review depends on the business, income history, documents, property, and lender guidelines.
Can the same programs be used for purchase and refinance?
Some programs may support purchase, refinance, or cash-out purposes. Availability and terms depend on the exact program, property, borrower, and underwriting review.
Start with the basic scenario.
Tell Citadel what you are financing, what you want to accomplish, and what information is available. A short inquiry is enough to begin.