In today’s market, mortgage brokers are navigating a landscape filled with tight guidelines, slow turn times, and institutional lenders that shy away from complexity. But real-life borrowers don’t always fit into neat boxes—and neither should the solutions you offer them.
Whether you’re helping a self-employed entrepreneur, a high-net-worth foreign national, or an investor looking to tap equity creatively, Non-QM loans can open doors where traditional lending falls short. The challenge? Many lenders advertise Non-QM, but few have the real-world expertise and flexibility to close them quickly and consistently.
That’s where Foundation Mortgage makes the difference.
We believe that good lending isn’t just about credit scores and checklists—it’s about understanding the full story. Our common-sense approach to underwriting, combined with our focus on speed, service, and broker support, helps deals get done that other lenders turn away.
Here are four real-world examples that show what happens when brokers choose to build their business on a rock-solid Foundation.
🏁 1. $2.21M Purchase Funded in Just 7 Business Days
Loan Type: Non-QM Purchase
Turn Time: 7 Business Days
Key Dates:
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File Started: April 2
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CTC: April 10
The Challenge: Another lender had the file for over two months with no progress. The broker turned to Foundation—and we got it from submission to Clear to Close in just 7 business days.
The Solution:
✅ Common-sense underwriting
✅ No red tape delays
✅ Broker supported at every stage
📣 When others stall, we solve.
🏢 2. Simultaneous Closing Success — $2.95M Total Loan with Exception
Loan Type: Simultaneous 1st and 2nd
1st Lien: $2,607,000
2nd Lien: $347,600
CLTV: 85%
The Challenge: A complex deal requiring access to maximum liquidity—with an exception needed to make it work.
The Solution:
✅ Our Simultaneous Closing Program
✅ Scenario-based exception granted
✅ Fast coordination of dual closings
📣 Built on flexibility. Closed with confidence.
🌍 3. $3.57M Foreign National Investment Deal with Seller-Held 2nd
Loan Type: Investment
Borrower Type: Foreign National
LTV / CLTV: 65% / 70%
Turn Time: 21 Days
The Challenge: A Foreign National borrower sought a high-balance loan with a seller-held second—outside most traditional lender comfort zones.
The Solution:
✅ Foreign National program flexibility
✅ Acceptance of seller-held second liens
✅ Submission-to-funding in just 21 days
📣 We don’t just close loans—we accelerate success.
🏞️ 4. $1.65M Refi on 40 Acres in Utah—Approved When Others Said No
Loan Type: Term Refi
Property: 40-acre rural investment parcel
LTV: 55%
The Challenge: Large land-based properties often fall outside conventional underwriting models—especially in rural locations.
The Solution:
✅ Common-sense valuation
✅ Understanding of niche investment scenarios
✅ Quick approval without unnecessary overlays
📣 Foundation can—because we believe in common-sense lending.
💡The Foundation Advantage: Common Sense. Real Speed. Broker-First Focus.
These aren’t just success stories—they’re examples of how smart structuring, flexible underwriting, and fast decision-making can help brokers close more deals, even in a challenging market.
At Foundation Mortgage, we’re built around real-world lending. Our programs are designed to meet the needs of borrowers who don’t fit the traditional mold—without sacrificing speed, service, or certainty. We don’t believe in one-size-fits-all lending. We believe in common-sense solutions that get results.
Whether you’re working with foreign nationals, self-employed borrowers, or investors with unique income scenarios, Foundation is your go-to resource for Non-QM lending that actually works.
Here’s why brokers nationwide are building success on a rock-solid Foundation:
✅ Lightning-fast processing (even on complex deals)
✅ Common-sense underwriting that looks beyond the file
✅ Flexible programs including DSCR, bank statement, asset qualifier, and more
✅ Reliable scenario desk support—no AI-only underwriting decisions
✅ Deep experience in Foreign National, mixed-use, and land deals
Don’t lose another deal to a lender who can’t see the full picture.
Build your Non-QM business on a rock-solid Foundation—where common sense always comes standard.
