The bank wants two years of tax returns.
Your write-offs make you look like you earn nothing. We look at the property instead.
Velocity Mortgage Partner
No tax returns.
No income verification.
Just the property.
Long-term financing for real estate investors who are too complex for banks but don't want hard-money terms.
$75K–$10M
Loan range
30 years
Long-term options
46 states
Coverage
Property-first underwriting
Bridge to 30-year terms
Residential + commercial
Nationwide reach
Sound familiar?
Great properties. Complicated paperwork. Nowhere to turn.
Hard money wants 12% and a balloon in a year.
You need time to hold, not a countdown. Long-term options run up to 30 years.
Your deal doesn't fit the box.
Mixed-use, portfolios, $10M rentals, foreign buyers, bruised credit — these are the deals we were built for.
Our offer to you
A free, no-risk scenario review.
Tell us about the property. We'll tell you which program may fit — before you spend a dollar or share a single tax return.
- No credit pull to review
- No tax returns or pay stubs
- No cost and no obligation
- Straight answer on fit
Free borrower guide
Get your property ready before you ask for terms.
Use the eight-page Loan Readiness Guide to gather the right property details, understand the key numbers, and avoid preventable delays.
Get the Free Guide
Instant PDF access after a short form.
Choose your lane
Pick a program. See everything.
Now including Super Jumbo loans from $2M to $10M.
New · High balance
Super Jumbo
Large-balance financing from $2 million to $10 million for experienced investors with eligible 1–4 unit properties.
- Loan amount
- $2M–$10M
- Leverage
- Up to 65% LTV / 90% CLTV
- Term
- Long-term options
- Min. FICO
- 600
Key features
- Loan amounts up to $10 million
- Up to 90% combined LTV with secondary financing
- 600 minimum FICO
- Purchase, rate-and-term, and cash-out refinance
Built for
- Seasoned investors with a track record
- Luxury and high-value rentals
- Deals too large for typical rental loans
Properties: Non-rural 1–4 unit residential investment properties
Rates: Scenario-based
Illustrative terms, subject to underwriting. Business-purpose, non-owner-occupied only.
FlexTerm · flagship program
Hard-money flexibility. Long-term structure.
Finance stabilized investment property without tax returns, with 30-year fixed or interest-only options.
- $75,000 to $5 million
- Published rates from 5.99%
- Up to 75% LTV
- 650 minimum FICO
30 yr
Fixed or interest-only
75%
Maximum LTV
$5M
Maximum loan
No
Personal income docs
Representative transactions
Properties funded across the map.
$3.9M
Las Vegas, NV
Cash-out refinance · SFR
Closed in 2 weeks
$682,500
Pomona, CA
Purchase · Warehouse
Closed in 4 weeks
$390,000
Richmond, TX
Residential assisted living
Closed in 4 weeks
Answers up front
Common borrower questions.
Clear qualification starts with the property, its use, and your financing goal.
No. Southern Oak evaluates the income-producing potential and value of the investment property rather than personal income documents.
Eligible properties include non-owner-occupied 1–4 unit residential, 5+ unit multifamily, mixed-use, office, retail, storage, warehouse, industrial, medical, assisted living, and property portfolios.
Your property can tell the story