8Twelve Mortgage US
Program directory

Every program, in one place.

We are a broker, not a single lender, so the right program is whichever one your file actually fits. This is the full directory - 40+ lenders behind it, arranged in Florida and Texas.

Compare My Loan OptionsBrowse programs

Investor & Non-QM

Qualify on the asset, the deal, or the deposits instead of tax returns. Built for investors, self-employed borrowers, and anyone conventional underwriting turns away for the wrong reasons.

DSCR Loans

The rental-income loan: qualify on the rent the property collects. No tax returns, no DTI, no cap on financed properties, closes in an LLC.

FloridaTexas

No-Ratio DSCR Loans

A DSCR loan with no minimum ratio: the rent does not have to cover the payment.

Hard Money LoansSoon

Short-term, asset-based financing when speed beats price.

Fix & Flip LoansSoon

Purchase plus rehab draws on a 12-18 month term.

Short-Term Rental Loans

Qualify an Airbnb or VRBO on the revenue it generates.

Bank Statement Loans

12 or 24 months of deposits in place of tax returns, for self-employed borrowers.

No Income Verification Mortgage

Qualify without tax returns using 1099s, an accountant's profit and loss statement, or employer verification.

Asset Depletion LoansSoon

Convert liquid assets into qualifying income.

Foreign National Mortgage

Buy US property with no US credit history and no visa requirement on select programs.

Multifamily 5+ LoansSoon

Where residential ends and commercial underwriting starts.

By state
DSCR Loans in FloridaDSCR Loans in Texas

Refinance

Every refinance lane, with the break-even math on the page rather than in a follow-up call.

Refinance Overview

The four refinance lanes and how to pick one.

Cash-Out Refinance

Replace your loan with a larger one and take the difference.

Debt Consolidation

Roll high-rate balances into one secured payment.

Streamline Refinance

Reduced docs, usually no appraisal, for existing government loans.

Purchase

Buying, from first home to jumbo.

Buy a Home

The purchase path, start to close.

First-Time Buyers

Down payment, credit, and what actually blocks approvals.

FHA Loans

Low down payment with flexible credit.

VA Loans

No down payment for eligible service members.

Jumbo Loans

Above conforming limits.

Fixed-Rate Mortgage

One rate for the life of the loan.

Adjustable-Rate Mortgage

Lower initial rate, defined adjustment windows.

Home Equity

Access equity without disturbing a low first-mortgage rate.

HELOC

A revolving line secured by your equity.

Home Equity LoanSoon

A fixed-rate second lien with a set term.

Calculators

Run the numbers first. Every calculator shows APR alongside the payment, and nothing requires a credit check.

DSCR Calculator

Ratio, max loan at any target DSCR, and APR.

Mortgage Payment Calculator

Monthly payment on a purchase.

Refinance Calculator

Current loan against a new one.

Debt Consolidation Calculator

Before and after, with your own debts.

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