Reverse mortgage: access your equity. No monthly mortgage payment.
A reverse mortgage turns the equity in your primary residence into cash — with no monthly mortgage payment and no credit score restriction. The loan is repaid when you sell or leave the home; the remaining equity stays yours.
- No monthly mortgage payment while you live in the home
- No credit score restriction — the equity does the qualifying
- Take it as a lump sum, a line of credit, or monthly draws
- You stay on title and stay in your homesee how it works →
- Estimate with zero personal info — the calculator below needs no name, no phone, no emailtry it →
Or skip the form — call or text us: 949-738-9770
Is this for your primary residence?*
Reverse mortgages are for owner-occupied primary residences only
What loan type are you interested in?*
What is the property address?*
Depending on location we may have specific programs
How much cash on hand are you looking to access when we close this loan?
Any amount up to $5,000,000 — your equity sets what's available
Are you purchasing or refinancing?*
How is your credit?*
No credit score restriction on reverse mortgages — the equity does the qualifying
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.
How old is the youngest borrower?*
Reverse mortgage eligibility is based on the age of the youngest person on title — this tells us which programs are open to you.
What is the existing balance on your property?*
Include all liens — first, second, HELOC. Enter 0 if it's paid off.
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 · Book a call
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 can't lend on a primary residence in your state yet.
For a home you live in (or will live in), our lenders are set up in . Your property is in , and we're not able to move forward on an owner-occupied loan there today.
Two honest paths from here: if the property is actually a rental or investment, go back and choose Investment Property — our investor programs cover most states. Otherwise, call or text us and we'll point you to a lender who can help.
Call us to talk it through — 949-738-9770We'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 949-738-9770Reverse mortgages don't cover investment properties.
Reverse mortgages are for owner-occupied primary residences only. For an investment property, our DSCR loans qualify on the rent — no tax returns, LLC OK.
See DSCR Loans →Quick equity check*
Reverse mortgages require your current mortgage balance to be under 50% of your home's value
Enter your home value and current balance (0 if paid off).
We're not the right fit for this one.
Your current balance is about — of your home's value — reverse mortgages require it to be under 50%. If your balance drops or your value rises, we'd love another look. In the meantime, a HELOC or cash-out refinance may work today.
See HELOC Options →We'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 #1816148Reverse mortgages are for owner-occupied primary residences. To qualify, your current mortgage balance must be below 50% of the home's value. Borrowers remain responsible for property taxes, insurance, and upkeep. Age requirements apply by program. HECM reverse mortgages require independent counseling from a HUD-approved counselor before application. All loans subject to approval.
The reverse mortgage calculator that doesn’t ask who you are.
Most reverse mortgage calculators are a trap: they take your inputs, then demand a name, phone, and email before showing a number — and the calls start that afternoon. Ours doesn’t ask. Three numbers in, instant estimate out — no name, no phone, no email, no credit pull. The estimate is net of all program costs, quoted conservatively, so the figure you see is cash that could actually reach you — real quotes often come in higher.
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%)
- Reverse mortgages — any credit score, primary residence, current balance under 50% of home value
- Loan amounts from $75,000 up to $5,000,000 (DSCR capped at $3M, HEA at $600K)
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)
If your score improves, come back — we'd genuinely love to take another look. Questions about a gray-area scenario? Call 949-738-9770.
The equity does the qualifying. Not your credit score.
One rule matters most: your current mortgage balance must be under 50% of your home's value.
You have the equity — we handle the rest.
- Primary residence with your current balance under 50% of the home's value
- Any credit score — no FICO restriction on this program
- Cash without a payment — pay off debt, build an income cushion, help family
- You plan to stay in the home you love
How the program actually works.
- Owner-occupied only — for investment properties, see our DSCR loans
- Taxes, insurance & upkeep remain your responsibility
- Repaid when you sell or leave — equity above the balance stays with you or your heirs
- Age requirements apply — federally insured HECMs start at 62; some programs start younger
- HUD-approved counseling is required for HECM reverse mortgages before you apply — we'll help you set it up
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.
Researching this for a parent? Good. Bring them — and your questions.
Half the people reading a reverse mortgage page are the homeowner’s adult children, and we think that’s exactly right — this is a family decision about the family home.
The home isn’t lost — and debt isn’t inherited.
- Your parent stays on title and stays in the home — the lender never takes ownership
- FHA-insured HECMs are non-recourse by federal rule: when the loan settles, neither your parent nor the heirs owe more than the home’s value — ever
- When the time comes, heirs choose: keep the home by settling the balance, or sell it and keep the remaining equity
Nobody signs anything without counseling.
- HUD-approved counseling is mandatory before closing — an independent counselor, not us, walks your parent through it
- Taxes and insurance must stay current — we say that plainly, up front, because it’s the one real obligation
- Spouse on the loan or in the home? Protections exist — we review exactly how they apply to your family’s situation on the call
Join the call. Seriously.
- Run the no-personal-info calculator together — no name, phone, or email required, so nothing starts ringing afterward
- Then book one call with the whole family on the line — every question answered in plain English, no pressure, nothing signed — and read how reverse mortgages work first if you want the whole picture
- If a reverse mortgage isn’t the right tool, we’ll say so and show the alternatives — a Home Equity Agreement or a HELOC may fit better
Reverse mortgage questions, before you ask.
What is a reverse mortgage?
Formally a Home Equity Conversion Mortgage (HECM) — the FHA-insured version is what most people mean by “reverse mortgage.” A loan that turns the equity in your primary residence into cash with no monthly mortgage payment. It's repaid when you sell or leave the home — and the equity above the balance stays with you or your heirs.
Who qualifies for a reverse mortgage?
Federally insured HECMs start at age 62 (some programs start younger). You'll need substantial equity — roughly 50% or more — and there's no credit score restriction: the equity does the qualifying.
How do I receive the money?
Your choice: a lump sum, a line of credit, or monthly draws.
Do I still own my home with a reverse mortgage?
Yes — you stay on title and stay in your home. You remain responsible for property taxes, insurance, and upkeep.
Is counseling required?
For HECM reverse mortgages, yes — independent counseling from a HUD-approved counselor is required before application. It's a consumer protection, and we'll help you set it up.
Is a reverse mortgage a good idea for my parents?
It can be — when the goal is staying in the home without a monthly mortgage payment, and the family understands the trade-offs. The honest checklist: your parent is 62+, the home is their primary residence, the existing balance is under roughly half the home’s value, and property taxes and insurance can stay current. Run the no-personal-info calculator together, then join the call as a family — and if another tool fits better, we’ll say so.
Will my children inherit reverse mortgage debt?
No. FHA-insured HECM reverse mortgages are non-recourse by federal rule: when the loan settles, neither the borrower nor the heirs owe more than the home’s value at that time. Heirs choose whether to keep the home by settling the balance or sell it and keep any remaining equity — the debt never follows the family.
Can my spouse stay in the home?
Spouse protections exist under HECM rules, and how they apply depends on whether your spouse is on the loan, their age, and your situation — this is exactly the kind of question we walk through carefully on the call rather than reduce to a one-liner. Bring your spouse to the conversation; it’s their home too.
Can I use the reverse mortgage calculator without giving my phone number?
Yes — that’s the point of ours. The estimator on this page takes three inputs (home value, age, mortgage balance) and shows your estimate instantly, with no name, no phone number, no email, and no credit pull. It quotes conservatively and net of all program costs, so real quotes often come in higher.
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.