Home equity agreement (HEA): your equity, unlocked. No monthly payments.
A Home Equity Agreement turns the equity in your property into cash today — with no monthly payments. Qualification is driven by your equity and your FICO band, with credit accepted down to the 500s.
- No monthly payments
- Credit accepted from the 500s — your FICO band sets the max OLTV
- 1st, 2nd, and 3rd lien positions considered
- Access up to $600,000 — for debt payoff, improvements, or whatever you need
- Three clear exits — sell, refinance out, or buy it out early; no payment ever in betweensee how it compares →
Or skip the form — call or text us: 949-738-9770
📍 HEA available in: AZ · CA · CO · FL · NV · OH · OR · PA · TN · UT · WA
What type of property is this?*
What loan type are you interested in?*
What is the property address?*
Depending on location we may have specific programs
What is the refinance amount request?
Amounts from $50,000 up to $600,000 on HEA
Are you purchasing or refinancing?*
How is your credit?*
Credit accepted from the 500s — your FICO band sets the maximum OLTV
Is the property occupied or vacant?*
When was the property purchased?*
Who are we preparing options for — and where do we send them?*
Legal name of the primary borrower. We'll text and email your scenario — a real person from our Irvine office. Never sold, no spam.
Where should we send your options?*
We'll email your scenario and next steps — never sold, no spam.
Last step — everything look right?*
Review your details and hit Submit — a real person from our Irvine office will reach out. No call centers, never sold, no spam.
Notice: By providing your name and contact information you are expressly consenting to receive communications from Cap Rate Funding, Cap Rate Funding agents, or affiliated partners which may include phone calls (including to any wireless number that you provide) including automatic telephone dialing systems or by artificial/pre-recorded messages, text message and/or emails for the purpose of marketing Mortgage products and services. By providing your information, you understand that your consent is not a condition of the purchase of any product or services, and carrier messaging and data rates may apply. You may revoke this consent at any time by calling us at 949-738-9770 or by emailing us at chase@capratefunding.net to be placed on our do-not-call list. By clicking Submit: I Consent to Receive SMS Notification, Alerts & Occasional Marketing Communication from Cap Rate Funding. Message frequency varies. Message & data rates may apply. Text HELP to 949-738-9770 for assistance. You can reply STOP to unsubscribe at any time.
HEA isn't offered in your state — but your equity still has options.
Home Equity Agreements are available in AZ, CA, CO, FL, NV, OH, OR, PA, TN, UT & WA only. One quick question so we route you right: where's your credit?
Good news — the HELOC is your move.
With 620+ credit, our HELOC gets you to your equity in your state: up to 90% combined LTV, no appraisal, funding in as little as 5 business days.
Explore the 5-Day HELOC → Call / Text Us: 949-738-9770 · Book a callOne more — how much do you owe?
Is your current mortgage balance under half of what the home is worth?
Hard money can work here.
With strong equity (under 50% LTV), our hard money program is asset-first and credit-flexible — no minimum FICO, closing in days.
Explore Hard Money → Call / Text Us: 949-738-9770Let's find your route together.
Your scenario needs a human look — between our 100+ lenders there's often a path that doesn't fit a form. Call or text and we'll talk it through in minutes.
Call / Text Us: 949-738-9770What is the existing balance on your property?*
Include all liens — first, second, HELOC. Enter 0 if it's paid off.
What is the current value of the property? (Your best estimate)*
Your best estimate is fine — this helps us size the loan correctly.
We can't make this one work — here's exactly why.
With a credit score below 620, our lenders cap an investment-property refinance at 50% of the property's value — that's your current mortgage balance measured against what the property is worth. Based on the numbers you entered, your balance sits above that line, so we're not able to move forward on this loan today.
Two honest paths from here: if your balance drops below 50% of value — or your score crosses 620 — we can revisit immediately.
Call us to talk it through — 949-738-9770We can still do this — with a bigger down payment.
With a credit score below 620, our lenders can approve a purchase only when you bring at least 50% down, plus closing costs, out of pocket. If you can do that, we'll keep going right now — equity does the qualifying that credit can't.
Not sure? Call us: 949-738-9770
You're in! Now lock in your call.
Your scenario is in the queue. Pick a time below and we'll go over your options together — usually the same business day.
To make the call count, have these handy: your property address, a recent mortgage statement (or your payoff balance), and a ballpark of your credit score.
Book My Call — Open CalendarPrefer to talk now? Call 949-738-9770
You're booked! One more thing…
Save our contact now — we'll be calling you from 949-738-9770. With it saved, your phone shows Chase Zhao · Cap Rate Funding instead of “Scam Likely” or an unknown number, so you'll know it's us calling about your appointment.
Prefer to add it yourself? Chase Zhao · 949-738-9770 · chase@capratefunding.net
We're not the right fit for this one.
Based on your answers, we aren't able to offer a program for this scenario with a credit score below 620 at this time. If your score improves, we'd love to take another look — and you're always welcome to call us to talk through your options.
Call 949-738-9770We're not licensed to lend on primary residences in your state.
For owner-occupied homes, Cap Rate Funding is licensed in Alabama, Arizona, California, Colorado, Florida, Idaho, Iowa, Louisiana, Maryland, Michigan, Minnesota, New Mexico, Nevada, Ohio, Oklahoma, Oregon, Pennsylvania, Tennessee, Texas, Utah & Washington only. Because this property is your primary residence, we aren't able to help with this one — and we'd rather tell you now than waste your time.
Own an investment property? That's a different footprint — our investor programs are available in nearly every state.
You’ll work directly with Chase Zhao, President · NMLS #1816148Maximum OLTV is set by FICO band (see table below); investment properties are reduced by 10 percentage points across all bands. Separately, the amount available may not exceed 25% of appraised value on any transaction, even where the applicable OLTV would allow more. HEA amounts from $50,000 to $600,000. Net cash-out figures reflect an estimated 4.99% origination fee and approximately $2,500 in title/settlement costs; actual costs vary by scenario. Lien position eligibility varies by band. All agreements subject to program guidelines and approval.
Can we fund your deal? Check before you apply.
We'd rather tell you now than waste your time. Here's our lending box, plainly stated.
See exactly what we can & can’t fund
We can help with:
- Financing at 620+ FICO — primary homes and investment properties
- DSCR investment deals at any credit score — LTV is capped by credit tier; below 620 FICO caps at 50% LTV
- Investment property refinances — flexible credit, conditional lending available below 620
- Primary-home refinances under 620 FICO — California properties only
- Free-and-clear cash-out in OR, WA & ID — any credit score, $200,000+, up to 50% LTV
- HEA — credit accepted from the 500s; your FICO band sets the maximum OLTV (60–75%). Available in AZ, CA, CO, FL, NV, OH, OR, PA, TN, UT & WA
- Reverse mortgages — any credit score, primary residence, current balance under 50% of home value
- Loan amounts from $50,000 up to $5,000,000 (HEA $50K–$600K, DSCR capped at $3M)
We're not the right fit for:
- New financing under 620 FICO (except DSCR investment deals, capped at 50% LTV)
- Primary-home refinances under 620 FICO outside California
- Loan amounts under $75,000 ($50,000 for HELOCs and HEAs)
If your score improves, come back — we'd genuinely love to take another look. Questions about a gray-area scenario? Call 949-738-9770.
Run your own numbers. Right now.
Enter your property value, existing mortgage balance, and FICO — and see directional HEA terms instantly: your maximum OLTV, estimated net cash, and how the agreement is structured.
Your Scenario
Property type
Your FICO band
Your Terms — Live
at this amount —
$0 monthly payments · capped at $600,000 and at 25% of appraised value · minimum $50,000 · directional estimate, not a binding offer
Lock In My Max Cash-Out →Want a personalized benefit sheet with your full pricing breakdown side by side across all three FICO bands? Submit your scenario → or call 949-738-9770.
Like the terms? Lock them in.
The calculator gives directional estimates. Submit your info below and I'll confirm your actual HEA terms — usually the same business day. No monthly payments, credit from the 500s, up to $600,000.
FICO Score & Maximum OLTV
Your credit band sets your maximum combined loan-to-value. That's the whole grid — no gotchas.
| FICO Score | Max. OLTV | Lien Position Notes |
|---|---|---|
| 500 – 539 | 60% | 1st & 2nd lien positions eligible · 3rd lien ineligible |
| 540 – 579 | 65% | All lien positions eligible |
| 580+ | 75% | Standard maximum — all lien positions eligible |
Equity does the heavy lifting. Your band does the rest.
Built for owners whose credit shut the bank's door — but whose equity is real.
You have equity and want zero new payments.
- Credit in the 500s or betterafter 4.99% origination & ~$2,500 title fees — your band sets the max OLTV
- Meaningful equity in the property
- No room in the budget for another monthly payment
- Existing liens OK — 1st, 2nd, and 3rd positions considered by band
How the program is structured.
- OLTV caps by band: 60% (500–539) · 65% (540–579) · 75% (580+)
- Up to $600,000 per HEA
- 3rd lien position is ineligible in the 500–539 band
- Equity-based agreement — we'll walk you through exactly how it works on the call
- Higher band, more access — if your score is rising, timing matters
The HEA, start to finish.
No mystery, no maze — four steps from first look to funded, and you’ll know your numbers before anything is signed.
See your bands & numbers
The 60-second qualifier (no hard credit pull) plus the scenario calculator above show what your credit band and equity support — before anyone calls you.
Get your offer
A quick scenario call, then a written offer: your cash amount, the provider’s share of future value, the 4.99% origination and ~$2,500 title costs — every number on paper before you commit.
Valuation & closing
The property is valued, documents are signed, and the agreement records. Honest expectation: a few weeks end to end — we’ll give you a real timeline for your file on the first call.
Cash — then nothing monthly
Funds arrive as a lump sum. No monthly payment exists on this product; the agreement simply waits for its exit (next section).
How the agreement ends — three doors, you pick the door.
Every HEA question we get eventually becomes this one: how do I get out, and what will it cost? Straight answer below.
Sell the home
- The agreement settles at closing, out of sale proceeds
- The provider receives its agreed share of the home’s value; the rest is yours
- Nothing to arrange separately — escrow handles it like any lien payoff
Refinance out
Buy it out early
- You can settle the agreement early with cash — no obligation to wait for a sale
- The buyout amount is based on the home’s value at that time and your agreement’s terms
- Term length is set by your individual offer and confirmed in writing before you sign — ask us to walk the exit math on your actual offer, not a brochure
What it costs — and why we won’t print a fake number.
The structure is simple: cash today, no payments along the way, and the provider is paid its agreed share of your home’s future value at whichever door you choose. The upfront costs are published right on this page — 4.99% origination plus roughly $2,500 in title costs. The share percentage itself is set by your individual offer, which is why you won’t find an example percentage here: any number we printed would be a guess dressed up as a promise. When a website does show you one, read the footnote under it. We’d rather put your real offer next to a HELOC and a cash-out refinance — see our HEA vs. HELOC comparison — and let you pick with actual numbers.
One more thing a provider’s website can’t offer.
An HEA company’s site can only show you its own offer. We’re a broker: the HEA is one tool on a bench that also holds the 5-Day HELOC, the no income verification HELOC, cash-out refinancing, and a reverse mortgage for 62+. If the HEA is genuinely your best fit, you’ll get it — and if a loan beats it for your file, we’ll tell you that instead, because we can fund either one. That’s the whole advantage of asking a broker instead of a product.
Tailored solutions for every scenario.Three programs fund most deals.
One conversation gets your scenario priced across a network of 100+ lenders — with the trade-offs explained straight.
HELOC, P&L Only, and DSCR do the heavy lifting — one conversation prices your scenario across 100+ lenders. Need something else? Call 949-738-9770.
HELOC
Up to 90% CLTV, funded in as little as 5 days, no appraisal required. $50K–$5M, owner or non-owner occupied, 1–4 units.
Check my equity →P&L Only Loan
Qualify with one P&L — CPA-prepared or self-prepared options, even future income projections. No tax returns, no bank statements. 640+ credit, $150K+.
See P&L options →DSCR
The rent qualifies — not your income. 1–4 unit rental properties, personal name or LLC, no cap on properties. No minimum FICO.
Price my rental →Cash-Out & Investor Refinance
Replace your mortgage and take a lump sum, or reposition rental debt to free up trapped capital.
Compare my options →Rental Property Loans
Financing for 1–4 unit rental properties — including 2–4 unit multi-family.
See rental programs →Hard Money
Asset-based lending for deals that can't wait for a bank. Credit flexible — underwritten on the asset.
Fund my deal →VA Loan
Cash-out up to 100% LTV, plus IRRRL streamline refis with no appraisal, income docs, or minimum FICO. Veteran-first guidance.
See VA options →FHA Loan
Flexible qualifying on your primary residence with credit from 620. A practical path to your equity.
See FHA options →Reverse Mortgage
Primary residence, any credit score, current balance under 50% of value. Access equity without a monthly mortgage payment.
Check my eligibility →HEA
No monthly payments, up to $600K. Your FICO band sets the max OLTV — 60–75%, all lien positions considered.
Price my scenario →Landlord Insurance
Quote and bind rental-property coverage in minutes through our partner Steadily — so your closing never waits on a policy.
Get an insurance quote →Let the funnel decide.
Answer a few quick questions and we'll route your scenario to the right program — 60 seconds, no hard credit pull.
Find my program →
Non-QM is our specialty.
Cap Rate Funding is a team of non-QM lending experts based in Irvine, CA. When the banks say no, we usually have a yes — DSCR, P&L-only, bank-statement, HELOCs, hard money, and home equity agreements are what we do all day, backed by a network of over 100 wholesale lenders.
When you reach out, your scenario goes straight to our team — no call centers, no hand-offs. We'll tell you quickly whether we can help, what it'll roughly cost, and what we'd need from you. And if a loan doesn't make sense for your situation, we'll tell you that too.
Recently funded deals.
Real closings, straight from our Instagram — HELOCs funded in days, P&L and DSCR loans other lenders passed on.
| Deal Type | Location | Loan Amount | Highlight |
|---|---|---|---|
| HELOC | Santa Fe Springs, CA | $397,000 | Funded in 5 days |
| P&L Loan | Irvine, CA | $930,000 | Primary residence · complex title solved |
| DSCR | Detroit, MI | $1,194,200 | 7-property portfolio, one client |
| Digital HELOC | Rural property · 2+ acres | $276,393 | Funded in 7 days · no tax returns |
| P&L · 2nd Lien | Vale, CO | $400,000 | No full appraisal · rural OK |
| DSCR | New Jersey | $562,500 | Reverse 1031 exchange purchase |
| Cash-Out Refi | Texas (A6) | $350,000 | No income verification |
"Chase truly made the process feel effortless and straightforward. The communication was excellent throughout, and I was impressed by the speed and experience he demonstrated."
Google Review · HELOC client"Chase made our HELOC process incredibly easy, smooth, and fast from start to finish. Excellent communication, professional service, and quick turnaround."
Google Review · HELOC client"Fast, reliable, and very honest. Throughout the loan process, I always knew what the next step was. I truly appreciate the professionalism and support!"
Google Review · Investor clientGo beyond with Cap Rate Funding.
Initial Consultation
Share your scenario — refinance or cash-out — and we'll assess your needs. 60 seconds online or one phone call.
Customized Solutions
Your scenario priced across 100+ lenders, with options tailored to your goals.
Application & Approval
Complete your application and receive fast approvals — often with fewer documents than you'd expect.
Closing & Beyond
Seamlessly close your loan and enjoy continued support on the next one.
HEA questions, before you ask.
What is a home equity agreement (HEA)?
Also called a home equity investment (HEI) or equity-sharing agreement — different providers brand the same product differently. A way to turn home equity into cash today with no monthly payments. Qualification is driven by your equity and your FICO band rather than income documentation.
Can I get a home equity agreement with bad credit?
Yes — helping homeowners with bad credit access equity is what the HEA is for. Because there’s no monthly payment to qualify for, credit is accepted from the 500s; your credit band sets the maximum combined leverage (60% at 500–539, 65% at 540–579, 75% at 580+). If your score is 620 or above, compare the HELOC first — see our HEA vs. HELOC comparison.
What credit score does an HEA accept?
Credit from the 500s. Your FICO band sets the maximum OLTV — roughly 60–75% — rather than disqualifying you outright.
How much can I access with an HEA?
From $50,000 up to $600,000 — for debt payoff, improvements, or whatever you need.
Can I get an HEA if I already have a mortgage or a HELOC?
Yes — 1st, 2nd, and 3rd lien positions are considered, so existing financing doesn't automatically rule you out.
How long does a home equity agreement last?
The term is set by your individual offer and confirmed in writing before you sign — and the agreement can end earlier than its term through any of the three exits: selling the home, refinancing it, or buying the agreement out with cash. There is never a monthly payment during the term.
Can I buy out my HEA early or refinance out of it?
Yes — both. You can settle early with cash, or pay the agreement off through a refinance; many clients use the HEA as a bridge while credit recovers, then refinance into a HELOC or cash-out loan later. We broker both sides of that journey, so the exit is planned on day one, not discovered at the end.
Which states offer the HEA?
Arizona, California, Colorado, Florida, Nevada, Ohio, Oregon, Pennsylvania, Tennessee, Utah, and Washington.
What does an HEA cost?
Estimated 4.99% origination fee plus roughly $2,500 in title and settlement costs — actual costs vary by scenario and are disclosed up front before you sign anything.
Will checking my options hurt my credit?
No. Seeing your options involves no hard credit pull. A hard inquiry only happens later, with your permission, when you move forward with an application.
How fast can I actually get funded?
It depends on the program. Our HELOC can fund in as little as 5 business days. Other programs typically run 2–4 weeks. On your call we'll give you a realistic timeline for your exact scenario.
What does this cost me?
Checking your options costs nothing and commits you to nothing. If you proceed, all program costs are disclosed to you up front before you sign anything — no surprises at closing.
What happens to my information?
It goes to our team to price your scenario, and to the service providers that help us run the site — our CRM, scheduling, email and analytics tools. We never sell your information to third parties, and we only share it with a lender once you decide to move forward. See our Privacy Policy.
I'm self-employed and banks keep saying no. Can you help?
That's our specialty. P&L-only loans need one document from your CPA — no tax returns, no bank statements. DSCR loans qualify on the rent, not your income. And our HEA accepts credit from the 500s.
Fast. Flexible. Funded.
Whether you're tapping equity or repositioning the portfolio — check your options in 60 seconds, with no hard credit pull.