— NON-QM LOAN PROGRAMS
Asset-Based
Loan Programs
Flexible mortgage solutions using asset-based qualification for high-net-worth borrowers in Hawaii and other markets where Pacific Home Loans is licensed.
— ABOUT NON-QM LOANS
Hawaii Asset-Based
Loan Programs
Pacific Home Loans offers asset-based mortgage programs for borrowers throughout Maui, Oahu, Kauai, and the Big Island. Asset-based loans — also known as asset depletion loans — allow borrowers to qualify using liquid assets and equity holdings, rather than traditional income documentation. These programs are commonly used by high-net-worth individuals, retirees, and borrowers with significant assets who prefer not to rely on W-2 income or tax returns.
Multi-State Availability
Pacific Home Loans provides asset-based financing in multiple states, including Hawaii, California, Nevada, and other markets where we are licensed. While this page focuses on Hawaii-specific guidance, these programs may be applied to transactions in other states based on borrower profile, property type, and program eligibility.
— PROGRAM DETAILS
How Asset-Based
Loans Work
Asset-based loans qualify borrowers by converting assets into an imputed monthly income stream. Rather than relying on employment income, underwriting evaluates the borrower’s total asset position to determine qualifying income.
Qualification may be based on:
Expanded Asset Qualification Approach
Pacific Home Loans takes a comprehensive approach to asset qualification that extends beyond standard liquid asset programs.
Real Estate Equity Consideration
Pacific Home Loans may consider the equity in real estate owned (REO) as part of the overall asset calculation when determining qualifying income. This allows borrowers with significant real estate holdings to leverage their full balance sheet – not just liquid accounts.
Multiple Asset Sources
Borrowers may combine multiple sources of assets for qualification, including brokerage accounts, retirement accounts, cash and savings, vested financial assets, and real estate equity. This provides flexibility in structuring qualification based on the borrower’s overall financial profile.
All programs remain subject to underwriting guidelines and investor overlays.
— PROGRAM DETAILS
Who These Programs
Are Designed For
Asset-based loans may be appropriate for:
- High-net-worth borrowers with significant accumulated assets
- Retirees with substantial investment or retirement account balances
- Borrowers with significant real estate holdings
- Investors with diversified portfolios
- Borrowers seeking to preserve tax strategies while qualifying for financing
These programs are especially useful when income is not easily documented, wealth is asset-driven rather than income-driven, or borrowers want to avoid traditional income verification.
Eligible Property Types
Asset-based loans may be used for primary residences, second homes, investment properties, and condominium properties subject to project eligibility.
For condominium projects requiring additional review:
→ PrimeResort™ Condo Financing
When Additional Structuring May Be Needed
Some transactions may require additional flexibility due to higher loan amounts, complex asset portfolios, cross-collateralization opportunities, or timing of asset deployment. In these cases, structured capital solutions may be appropriate.
— SPECIALIZED FINANCING
Asset-Based vs
Other Non-QM Options
Pacific Home Loans structures financing using a tiered approach based on borrower profile, property type, and transaction complexity:
Traditional Agency Financing – used when income and property meet standard Fannie Mae, Freddie Mac, FHA, or VA guidelines
↓
Non-QM Platform – used when income, assets, or property structure requires flexible qualification methodology
↓
Portfolio Lending Solutions – used for high-value or complex transactions requiring advanced structuring, pledged assets, or cross-collateralization
— NON-QM LENDING
Non-QM Compliance &
Qualification Notes
Asset-Based vs Other Non-QM Options
Asset-based loans are one of several alternative documentation solutions. Other programs include Bank Statement Loans for income-based qualification, DSCR Loans for property income qualification, 1099 Income Loans, and Foreign National Loans. Each program is designed for a different borrower profile.
Compliance & Qualification Notes
Asset-based loans are non-agency mortgage products that require full underwriting review. They are subject to investor guidelines and overlays, may include reserve requirements, and may apply discount factors to certain asset types. Qualification depends on asset documentation, property eligibility, and program guidelines.
Related Financing Solutions
→ PrimeResort™ Condo Financing
→ Portfolio Loans & Flexible Financing Solutions
→ Bank Statement Loan Programs
→ DSCR / Investor Cash Flow Loans
