Bank wants a deposit relationship and 12 months of reserves? We have lenders that don't require either.
Select programs let you keep your investments where they are and require fewer than 12 months of reserves. Reserve requirements and exceptions depend on the lender and your file.
Private banks often approve jumbo HELOCs only if you move your money to them: open a deposit account, put assets under their management, and keep a full year of payments in reserve.
- No deposit relationship required on select programs. You don't open accounts or move cash to qualify.
- No assets-under-management requirement on select programs. Your portfolio stays with your advisor.
- Fewer than 12 months of reserves. Select programs ask for months of payments (PITI) in reserve, not a full year.
- Reserve exceptions. If you have income, we can ask the lender to approve a lower reserve requirement.
Did your lender turn you down? Or was the red tape just too much?
Tell us what got in the way. We'll look at your deal and help you compare your options.
- Rent too low: no-ratio DSCR.
- Property is vacant: DSCR purchase or cash-out refinance with no tenant in place.
- Not enough reserves: select programs that ask for months, not a year, plus reserve exceptions.
- Income documents: DSCR, where the rent qualifies, or bank-linked income.
- Credit: equity-based options with flexible credit requirements.
- Appraisal came in low: we can look at whether the existing appraisal can be reconsidered, or whether a separate program uses a desktop review with comparable sales.
- Buying a half-built project? We can finance the purchase and the remaining construction together, up to 85% of eligible project costs on qualifying deals.
- Too much paperwork or too slow: the fast-track online HELOC, funding in as fast as 5 days on eligible files.
Program availability, terms and approval depend on the lender, the property and your full loan file.
Need it fast? Up to $1M funded in as fast as 5 days
For lines up to $1 million, our fast-track HELOC can fund in as fast as 5 days. No pay stubs or tax returns: link your bank account and your income is verified digitally from your deposits. The whole process runs online, start to finish.
- Fast track up to $1M. Need more? Larger lines have no maximum. We size them to your equity.
- Up to $500K with no appraisal. Value is confirmed digitally.
- Funding in as fast as 5 days.
- Seamless online process. Apply, verify and sign without paperwork.
Timing and appraisal waivers depend on the property, credit, lender and full loan file. Not all properties qualify.
Turn your mortgage into a first-lien HELOC
Replace your current mortgage with a line of credit in first position. During the draw period, paying down principal increases the credit available to you, so your equity stays reachable for the next deal, a repair or an emergency without refinancing again.
Replace your first: first-lien HELOC
One loan in first position. Fits when your current rate is high, the loan is mostly paid down, or you want one flexible line instead of a fixed mortgage.
Keep your first, add a second
Keep a low-rate first mortgage and add a HELOC or fixed second behind it. Fits when your first-mortgage rate is worth protecting.
First-lien HELOCs are usually variable-rate. Redraws are available only during the draw period and under the line's terms, followed by a repayment period. Availability on investment property depends on the lender, the property and your file.
Why Illinois investors call us
Chicago 2–4 unit flats are a classic DSCR buy; high property taxes make accurate DSCR math essential; strong rent-to-price outside the city.
We work with investors across Chicago, Naperville, Rockford, Peoria.
Investor programs
No-max jumbo HELOC
A revolving line on your rental, sized to your equity with no maximum line amount. Draw what you need during the draw period and pay interest on what you use.
Ask about a large HELOCFixed second mortgage
One lump sum at a fixed rate behind your current first mortgage. Keeps a low first-mortgage rate in place.
Ask about a fixed secondDSCR cash-out and purchase
Qualifies on the property's rent, not your income. Up to 80% LTV on purchases, cash-out and rate-and-term refinances, with or without a ratio, and up to 85% on select programs. LLC ownership and no-seasoning options on eligible programs.
See DSCR loansNo-ratio DSCR
For properties that are vacant, just renovated or recently listed, where rent doesn't cover the payment yet. No-tenant options for vacant-property purchases and cash-out refinances, with up to 80% LTV and up to 85% on select programs.
See DSCR optionsBuying a project someone else couldn't finish?
We can finance the purchase and remaining construction together, up to 85% of eligible project costs on qualifying deals. Already own a stalled build? A bridge loan can pay off the stuck construction loan and fund completion, with an exit into DSCR or a sale.
See bridge and construction loansWhat we need to quote your deal
- Property address, type and current value estimate
- Current loan balance(s) and lender
- Rent roll or lease, or market rent if vacant
- For construction: budget, draws funded so far, and as-completed value
- Your goal: cash-out amount, purchase price, or payoff
Questions Illinois investors ask
Can I get a HELOC on a rental, second home or vacation home?
Yes. We review long-term rentals, short-term vacation rentals and second homes you use yourself. If you split time between personal stays and renting it out, tell us how you use it so we match the right program.
Do I need an appraisal or income documents, and how fast can I fund?
There are two paths. The fast-track HELOC, up to $1M, uses bank-account linking for income and an automated valuation, with funding in as fast as 5 days on eligible files. The large-balance equity program uses a desktop review with comparable sales in place of a traditional appraisal.
Can I get a DSCR loan or cash-out on a Chicago 2–4 unit?
Yes. Chicago two-flats and 2–4 unit buildings are a common DSCR property. Cook County taxes are high, so we qualify on your actual tax bill and rents so the numbers hold up in underwriting.
Can I get a multimillion-dollar HELOC and keep my first mortgage?
Yes. A second-lien HELOC or fixed second gives you access to equity while keeping your first mortgage and its rate in place. Our lender relationships give us access to large-balance investor HELOCs, including an equity-based program with no preset dollar cap. A fixed second gives you a lump sum at a fixed rate.
Do I have to move my investments or keep 12 months of reserves to qualify?
Not with select programs. We have lenders that don't require a deposit relationship or assets under their management, and that ask for months of reserves instead of a full year. Requirements and exceptions depend on the lender and your file.
My bank denied my HELOC even though I have lots of equity and good credit. Why?
Common reasons are low LTV limits on rentals, rental income that doesn't show on two years of tax returns, or month-to-month tenants. We work with lenders that evaluate investment properties using the lease or market rent. If your bank turned you down, we use our lender relationships to find programs that fit your property and the way it earns income.
Can I get a HELOC or cash-out on a property owned by my LLC?
Yes. Many business-purpose and DSCR programs lend to LLCs, so you don't have to move the property back into your personal name.
Can I borrow against a Illinois property if I live in another state?
Yes. Out-of-state owners qualify with the right lender, and short-term rental income can be counted on many DSCR programs.
What is a no-ratio DSCR loan?
A no-ratio DSCR loan doesn't require the rent to cover the payment. It suits properties that are vacant, just renovated, or rented below market, and up to 80% LTV is common, with up to 85% on select programs.
How much can I borrow with a DSCR loan?
Up to 80% loan-to-value on purchases, cash-out and rate-and-term refinances, with or without a ratio. Select programs go as high as 85% LTV depending on the property and file. All subject to credit, property and program guidelines.
Can I buy a property that's mid-construction and finance the rest of the build?
Yes, on qualifying deals. We can finance the purchase and the remaining construction together, up to 85% of eligible project costs. To review it we need the purchase price, the work already completed, the remaining budget and the permit status.
Can you help if my construction loan stalled?
Yes. If your builder or lender stopped funding draws, a bridge loan can pay off the stuck construction loan and fund completion. Then refinance into a DSCR loan or sell.
Who handles Illinois loans?
Ahoo Khalessi is your contact for investor financing through Coast to Coast Equity, a DBA of E Mortgage Capital, Inc. (NMLS #1416824).
Your investor financing contact
Last updated November 2026