Bridge Loan
A bridge loan is short-term financing designed to "bridge" the gap between purchasing a property and securing permanent long-term financing. These loans typically have terms of 6 to 24 months and are structured for speed, giving investors the ability to move fast in competitive markets.
Bridge loans are commonly used when an investor needs to acquire a property before their existing asset sells, or when a property needs stabilization before it qualifies for conventional financing. They can also be used to fund value-add renovations. One Summit Capital specializes in bridge financing and knows how to structure deals that close on your timeline.
DSCR Loan
Debt Service Coverage Ratio (DSCR) loans qualify based on the rental income potential of the property, not your personal income. The lender divides the property's gross rental income by the total monthly debt service (PITIA) to determine if the deal works. A DSCR of 1.0 or higher means the property pays for itself.
DSCR loans are one of the most powerful tools for real estate investors, particularly those who are self-employed, have multiple properties, or whose personal income doesn't reflect their true wealth. No W-2s, no tax returns. Just the property's numbers. This product is available for single-family rentals, 2–4 unit properties, and small multifamily assets.
ITIN Loan
ITIN (Individual Taxpayer Identification Number) loans are designed for borrowers who do not have a Social Security Number but pay U.S. taxes using an ITIN. This product opens the U.S. real estate investment market to a broader range of buyers, including long-term residents and certain foreign nationals.
Requirements and available loan amounts vary by lender, but ITIN loans can typically be used for the purchase or refinance of non-owner-occupied investment properties. One Summit Capital specializes in this product and understands the documentation requirements involved.
No Ratio Loan
A No Ratio loan removes income documentation requirements entirely. Qualification is based on credit score, assets, and the property's equity position. Your debt-to-income ratio is not calculated or required.
This product is ideal for investors with complex income structures who cannot easily document their earnings through conventional means: business owners, high-net-worth individuals, and investors with significant assets but irregular income. No Ratio loans are available for purchase and refinance of investment and non-owner-occupied properties.
Foreign National Loan
Foreign National loans allow non-U.S. citizens who reside outside the United States to purchase or refinance investment real estate in America. Lenders offering this product do not require a U.S. credit history, Social Security Number, or U.S.-based income documentation.
Typical requirements include a valid passport, proof of international income or assets, and a larger down payment than domestic investors. Available property types include single-family rentals, condos, and small multifamily assets. One Summit Capital specializes in Foreign National financing and knows how to get these deals structured and closed.
Fix & Flip
Fix and flip financing is purpose-built for investors who purchase distressed properties, renovate them, and resell for a profit. These are short-term loans (typically 6 to 18 months) that cover both the acquisition cost and the renovation budget in a single loan.
Lenders evaluate the deal based on the After-Repair Value (ARV) of the property, allowing investors to access funds for the full project scope. Speed is essential in this space, and One Summit Capital understands how to keep your draw schedule on track so your renovation doesn't stall.
P&L Statements
Profit & Loss (P&L) statement loans allow self-employed borrowers to qualify using a CPA-prepared or accountant-signed P&L rather than full tax returns. This is particularly useful when tax returns understate income due to business deductions.
These loans are available for both purchase and refinance of investment properties. They sit between full-doc requirements and no-doc flexibility, making them a practical choice for business owners who run their books through a professional accountant but don't show high taxable income.
Traditional Full Doc
A Traditional Full Documentation loan uses the complete set of standard income verification: W-2s, federal tax returns (personal and/or business), pay stubs, and bank statements. For borrowers with straightforward, documentable income, full doc loans often deliver the most competitive rates available.
Full doc loans are available for investment and non-owner-occupied properties of all sizes. If your financial picture is clean and your documentation is strong, this is the most cost-effective path to long-term financing. One Summit Capital helps you structure and present your file in the strongest possible light.
Asset Depletion
Asset Depletion loans (also called Asset Dissipation or Asset Utilization loans) qualify borrowers based on their liquid assets rather than their income. The lender divides your verifiable assets by the loan term to calculate a monthly "income equivalent" used to qualify the loan.
This product is ideal for retirees, high-net-worth individuals, or investors who hold significant liquid assets but have limited or no ongoing earned income. Qualifying assets typically include checking and savings accounts, investment portfolios, and retirement accounts (with applicable haircuts applied). One Summit Capital helps clients structure and present their assets to maximize their qualifying power.
Bank Statement Loan
Bank Statement loans use 12 to 24 months of personal or business bank statements to verify income, with no tax returns required. The lender calculates an average monthly deposit figure (with an expense factor applied for business accounts) to determine qualifying income.
This is one of the most popular non-QM products for self-employed borrowers whose tax returns show significantly lower income than their actual cash flow. It's available for purchase and refinance of investment properties and provides a practical, documentable path to qualifying for entrepreneurs and business owners whose income shows up in their bank accounts, not on their 1040s.