Nationwide direct lender · Investor take out expert

Qualify on the rent. Get out of hard money. Keep buying.

Voltage Mortgages is the lending desk of Irving Arreola at HomeMac. Investors qualify on the property's rent, not tax returns. Hard money gets refinanced into a 30 year DSCR loan before the balloon. Fix and flip and bridge quotes for the next project. Pre approvals in 24 hours. Closings in as little as 10 days on clean files.

Get out of hard money DSCR purchase or refi Fix & flip quote

80%Cash out LTV on rentals

0Seasoning with a prepay

24 hrPre approvals

10 dayClosings on clean files

Free toolsDSCR calculator BRRRR calculator DSCR playbook (PDF)Investor guides

Buying a home instead? Down payment help up to 5% · FHA requirements in California

60 second check

When does your hard money balloon hit?

Drop the date and your cell. Irving texts you back the same day with whether there's time, what the take out looks like, and what has to happen this week.

Balloon or maturity date

Property state

Current loan balance

Monthly rent (or market rent)

First name

Mobile

Business purpose loans on non owner occupied property. Not a commitment to lend.

Home buyers

Down payment help up to 5% of the price.

Forgivable after 36 on time payments. Plus a 1% closing cost credit this November on loans up to $500K.

See if I qualify →

Your Chance

Get out of
hard money

Apply now to start your refi out of hard money →

Three doors for investors

Pick the door you're standing at.

Hard money take out

Refi out before the balloon.

30 year DSCR cash out on the appraised value, no tax returns, no seasoning with a prepay. Payoff ordered day one, cash out wired at closing.

Run my take out numbers → DSCR purchase & refi

Buy on the rent. Close in your LLC.

1 to 4 unit rentals, short term rentals and portfolios. Ratio and No Ratio programs, interest only available, 15% down at 720+.

See DSCR programs → Fix & flip and bridge

Quotes for the next project.

Purchase plus rehab, bridge while you sell or stabilize, no minimum credit score programs, with the DSCR exit lined up on the back end.

Get a fix and flip quote →

Just funded

Real deals, closed.

No stock photos, no made up numbers. These are files Irving structured and closed. Client names left out on purpose.

DSCR purchase · Harbor City, CAFunded Sept 2026

$659,000 duplex, 8.7% down, no prepayment penalty.

A licensed contractor buying a two unit property to renovate and add square footage. Structured as an interest only DSCR purchase with no prepayment penalty, so he can sell or refinance the second the work is done. No seasoning required on the refi afterward.

8.7%Down payment

$0Prepayment penalty

0 moSeasoning to refi

$1.1MProjected ARV

Figures from a closed transaction. Terms depend on credit, property, reserves and program guidelines at the time of application. Not an offer of credit.

Your deal next

Send the address and the goal. Irving structures it the same day.

Purchase, cash out, take out or flip. Text the property and what you're trying to do, and you'll get back a structure with the LTV, the reserves and the exit, not a rate sheet.

Text Irving the deal Book a call

Or email irving.arreola@homemac.com with the address, purchase price or balance, and the rent.

Cash out estimator

How much can you pull out?

DSCR cash out on the appraised value, not your purchase price. Enter the property and see the max loan, the program cap and the equity you're sitting on. Then send it to Irving for a real quote.

Up to 80% LTV with 700+ credit on 1 to 4 units
No seasoning with a prepayment penalty, 6 months without
Pays off hard money, bridge and second liens at closing
Close in an LLC, interest only available

How much can you cash out?

DSCR, no tax returns

Property value

Current loan balance

Property type

Credit score

Estimated cash out$0

…

Max new loan$0

Program cap80% LTV

Your current LTV0%

Equity in the property$0

Send me a real quote

Mobile

Estimate before closing costs. Cash out on investment property is business purpose only. Subject to appraisal, rent coverage, credit and program guidelines.

Application made easy

Three steps. No paper chase.

Most of the work happens in one secure online application. Here's what the ten days look like when a clean file comes in. Tap a step to jump ahead.

STEP 1 · DAY 0

Tell us the goal

Run a calculator or fill out the two minute form. Irving reviews it the same day and calls you with real options, not a script.

Pre approval in 24 hours

STEP 2 · DAYS 1 TO 3

Apply online, upload from your phone

The HomeMac application takes about 12 minutes. Snap photos of your documents. DSCR files skip income docs entirely.

Appraisal ordered day one

STEP 3 · DAYS 4 TO 10

Appraisal, approval, keys

Conditions clear as they come, not in a pile at the end. Clean files can close in as little as 10 days once your docs and signed forms are in.

Closings in as little as 10 days

Loan status Day 0 of 10

Cash out refinance$0Waiting on your numbers

Numbers receivedDay 0
Pre approval issuedDay 1
Application signed, appraisal orderedDay 1
Title and payoff requestedDay 2
Appraisal receivedDay 6
Underwriting approvedDay 8
Clear to closeDay 9
Funded. Cash out wired.Day 10

Start the online application See what you'll need

Your loan officer

Meet Irving Arreola.

Mortgage Loan Originator with Team Voltage Mortgages at HomeMac, a nationwide direct lender. Born and raised in the South Bay of Los Angeles, Irving started on the investing side, managing short term rentals and structuring deals, before he ever wrote a loan. You work with him from the first call to funding.

"If they couldn't fund you, let's explore every option to help you get funded."Irving Arreola

Irving Arreola

Mortgage Loan Originator · NMLS 2790178
HomeMac, LLC · Team Voltage Mortgages · Santa Ana, CA

(424) 599-0402 · irving.arreola@homemac.com

Book a call with Irving Read more

▶Watch: how I get investors out of hard money

Live market

This week's rates.

National weekly averages, refreshed every Thursday. Use them as a compass, then let us price your actual scenario.

Every kind of borrower

What we lend on.

DSCR investor loans

1 to 4 units, up to 80% cash out, 15% down purchases at 720+, LLC vesting, interest only available. Ratio and No Ratio programs.

Fix & flip and bridge

Purchase plus rehab, bridge loans and no minimum credit score programs for rehab projects and fast closings, with the DSCR take out lined up on the back end.

Cash out & rate and term refinance

Pull equity for the next deal or lower the payment on the one you have. Second liens available so you can keep a low first.

FHA & VA first time buyer

3.5% down FHA, zero down VA for eligible veterans, flexible credit, gift funds allowed.

Conventional & jumbo

Primary homes, second homes and rentals with full documentation and competitive pricing.

Bank statement & alt doc

12 or 24 months of statements, 1099, P&L or asset depletion for self employed borrowers who write income down.

Not sure which door? Book 30 minutes.

A real conversation about your scenario. No pressure, no obligation.

Book a call with Irving Read the playbooks