— REALTORS

Realtor Resources &
Financing Solutions

Bridge-to-Sale™, PrimeResort™, and Portfolio Lending for Real Estate Professionals. Structured Mortgage Solutions for Complex Transactions, Competitive Markets, and Clients That Other Lenders Turn Away

Call 1-866-389-2778

— ABOUT REALTOR RESOURCES

Working with
Pacific Home Loans

Pacific Home Loans partners with real estate professionals across all licensed markets to provide financing solutions for the transactions that require more than a standard agency approach.

Our platform is built around the deals that are difficult to close – resort condominiums, non-warrantable projects, high-value portfolio transactions, complex-income borrowers, foreign national buyers, and dual-transaction bridge scenarios. We have been structuring these deals across some of the most demanding real estate environments in the country for over 20 years. That depth of experience and program capacity now extends across all ten of our licensed states.

For real estate professionals whose clients need a solution – not just a rate quote – this is where the conversation starts.

Quick Links

Call 1-866-389-2778

— THE PLATFORM

The Pacific Home Loans Platform
for Real Estate Professionals

Our lending platform is built around the transactions standard lenders decline: non-warrantable condominiums, condotels, resort-designated projects, self-employed borrowers, foreign national buyers, and borrowers managing the timing between two properties. We have structured underwriting solutions for all of it.

Our pre-approvals are underwritten, not just calculated. When your client submits an offer in a multiple-offer environment, our pre-approval letter carries weight. We review income, assets, credit, and property eligibility before issuing – not after.

Hawaii’s resort and condominium market is one of the most complex financing environments in the country. We’ve been navigating project eligibility, HOA review, warrantability assessments, condotel financing, and CPR site-condo underwriting since before most national lenders developed a position on it. That expertise now extends to resort markets across all 10 licensed states – Vail, Sunriver, Scottsdale, Big Sky, Lake Chelan, Gatlinburg, and more.

Loan amounts up to $30 million, in-house funded. We structure pledged-asset strategies, cross-collateralization, and contingent-to-non-contingent execution – the tools that matter in high-demand, competitive markets.

Bank Statement loans, DSCR investor financing, Asset-Based qualification, 1099 income programs, and Foreign National financing. When your client’s income doesn’t fit a W-2 box, we have a structured qualification methodology that works.

Pacific Home Loans operates as a hybrid mortgage bank and broker. The majority of our loans are funded in-house, which means faster decisions, direct underwriting access, and control over the process from application to close. When a transaction fits better with another investor, our broker shelf gives us access to one of the most diverse Non-QM and Portfolio program offerings in the industry.

That combination matters when you’re recommending a lender to a client. Your client gets the speed and certainty of an in-house lender plus the program breadth of a wholesale-connected broker – without you having to call around to figure out who can handle the file. We are not limited to one bank’s box of programs, and we are not dependent on wholesale partners for every transaction.

Pacific Home Loans is licensed across Hawaii, California, Nevada, Arizona, Oregon, Washington, Colorado, Montana, Tennessee, and Texas. Whether your client is buying in their home state or relocating across the country, we can structure their financing.

→ PrimeResort™ Condo Financing
→ Buying a Condo: Classifications, Project Review & Hawaii CPR Properties
→ Portfolio Loans, Condotel Financing & Strategic Luxury Property Solutions
→ Non-QM & Alternative Documentation Programs

— BRIDGE-TO-SALE™

Bridge-to-Sale™
Our Flagship Realtor Tool

Bridge-to-Sale™ is a 12-month interest-only portfolio bridge solution structured for departing primary residences that are listed – or preparing to list – for sale. It is designed for the most common high-value Realtor pain point: a client who wants to buy a new home before selling the existing one, in a market that requires non-contingent offers to compete.

  • Loan amounts from $1M to $30M
  • Interest-only structure during the bridge period
  • Portfolio underwriting flexibility
  • Departing property considered in structured qualification
  • Reserve-backed servicing structure

This program is designed to simplify qualification in high-value dual transactions while maintaining underwriting discipline.

Bridge-to-Sale™ supports sellers upgrading, downsizing transitions, relocations, and luxury repositioning. When properly structured, departing residence debt may be treated differently than traditional DTI models allow – improving purchase qualification in certain scenarios. This is a strategic tool for agents managing dual escrows.

All loans remain subject to underwriting guidelines and borrower qualification.

Bridge-to-Sale™ may be appropriate for:

  • Luxury sellers with significant equity
  • High-net-worth homeowners managing the timing between properties
  • Clients in competitive resort markets where non-contingent offers are required
  • Sellers transitioning between primary residences
  • Buyers in resort and luxury markets across all 10 licensed states

Suggested language to use in your buyer or listing conversation:

“We have a portfolio bridge solution that may allow you to purchase before your current home sells – without weakening your offer.”

This keeps the conversation strategic rather than product-heavy. Once the client expresses interest, we handle the underwriting conversation directly from there.

— REALTOR PITCH LIBRARY

Client-Facing Language for
the Programs You’ll Use Most

Beyond Bridge-to-Sale™, these are the four scenarios our Realtor partners most often encounter – and suggested client-facing language for each. Use the framing that fits the conversation; let our team handle the underwriting detail from there.

When Your Buyer Is Looking at a Vacation Rental Condo

Most vacation rental condos are not condotels – even though many lenders price them as if they were. PrimeResort™ typically allows lower down payments (from 20%) and rates roughly 1% below condotel financing. Suggested framing:

“Before you assume condotel pricing, let’s confirm how this project is actually classified. Most vacation rental condos qualify for a program with lower down payments and lower rates than a condotel loan.”

→ PrimeResort™ Vacation Rental Condo & Resort Financing

When Your Client Wants to Qualify on the Property’s Rental Income

For investors purchasing vacation rentals, condotels, or any income-producing property, DSCR qualifies the loan on the property’s cash flow rather than the borrower’s personal income – useful when tax returns understate purchasing power or when speed of qualification matters. Suggested framing:

“There’s a program that qualifies the loan based on what the property will rent for, not your personal income. Especially useful for investment and short-term rental properties.”

→ DSCR / Investor Cash Flow Loan Programs

When Your Buyer Is a Self-Employed Business Owner or 1099 Earner

Self-employed clients with significant business deductions often qualify for substantially more under Bank Statement or 1099 Income programs than under conventional underwriting – because the programs evaluate gross income or deposit history rather than taxable net income. Suggested framing:

“If your tax returns show less income than your actual cash flow, there are programs designed specifically for that. You may qualify for considerably more than a conventional lender would offer.”

→ Bank Statement Loan Programs
→ 1099 Income Loan Programs

When Your Buyer Is an International Client

Foreign National financing is structured for non-U.S. citizens purchasing U.S. real estate without traditional U.S. income documentation, Social Security numbers, or domestic credit history. PHL has structured these loans for clients from Canada, Japan, Korea, Australia, China, the U.K., Germany, and Singapore – particularly in Hawaii resort markets. Suggested framing:

“We work with a lender that has structured international buyer financing for years – particularly in Hawaii. They handle clients from Canada, Asia, Europe, and elsewhere who don’t have U.S. income or credit history.”

→ Foreign National Loan Programs

— FOR LISTING AGENTS

Pre-Qualify Your Listing for Complex
Financing Before Going to Market

Listing agents marketing non-warrantable condos, resort properties, condotels, CPR-designated Hawaii properties, or other complex inventory often field the same buyer-side question: “can this be financed?” Buyers who get a discouraging answer from one lender often walk away from the listing entirely – even when financing is genuinely available through the right lender.

Pacific Home Loans can pre-evaluate the financing eligibility of a listing before it goes live, giving you accurate language to use in marketing materials and a credible answer when buyer-side agents call. For condo projects, this includes our in-house condominium review team’s assessment of project eligibility, warrantability, and the loan programs the property qualifies for.

Common scenarios where listing-side pre-qualification is most valuable:

  • Non-warrantable resort condos where most lenders quote condotel terms by default
  • Hawaii CPR properties that mainland-focused lenders often misclassify
  • Condotels and condo hotels with complex HOA or rental structures
  • Leasehold properties with remaining lease terms or rent renegotiation schedules
  • Luxury properties above standard jumbo limits

Listing-side pre-qualification is available on request. Contact our team to discuss a specific listing.

— MARKETING & EDUCATION

Co-Marketing, Education, and
Realtor Partnership Resources

In addition to financing solutions for your clients, Pacific Home Loans offers a range of resources for Realtor partners. Each is available on request based on the needs of your team or brokerage:

  • Branded pre-approval letters and listing-presentation inserts referencing the financing programs available for specific property types
  • Co-branded marketing materials for open houses and buyer-side outreach
  • Education sessions on condo classifications (warrantable, non-warrantable, resort, condotel, Hawaii CPR), short-term rental zoning, and the financing implications of each
  • “Lunch and learn” presentations for brokerages, teams, or office meetings
  • Direct access to our condominium review team for project eligibility questions on specific listings or pending offers
  • Realtor-specific resources for self-employed and commission-based earners (a frequent Realtor-personal-purchase use case)

Most of these resources are tailored to the specific markets and property types your business focuses on. Contact our team to discuss what would be most useful for you or your brokerage.

— MARKETS SERVED

Where Bridge-to-Sale™
Solutions Are Offered

We serve Realtors and their clients across all markets where Pacific Home Loans is licensed:

— PHL CAPITAL PLATFORM

How Your Client’s Financing Fits
Into the PHL Lending Platform

Pacific Home Loans structures financing using a tiered capital platform based on borrower profile, property classification, liquidity, qualification strategy, and transaction complexity. This is the program inventory available to your clients on any given transaction:

Agency Financing
Conventional, FHA, VA, and traditional jumbo programs for borrowers and properties meeting standard guidelines
↓
PrimeResort™
Non-warrantable condo and vacation rental condo financing for resort-style condominium projects
↓
Non-QM Financing
Flexible qualification using DSCR, bank statements, asset-based qualification, 1099 income, foreign national documentation, and short-term private money / bridge financing
↓
Portfolio Lending
Condotels, luxury property financing, jumbo and super jumbo lending, and advanced strategic structuring

Related Financing Solutions

Call 1-866-389-2778

— PROGRAM REFERENCE

Full Program Inventory
for Realtor Partners

Bookmark these pages – they’re the program reference you’ll use most often when matching client scenarios to financing options:

→ PrimeResort™ – Non-Warrantable Resort & Vacation Rental Condo Financing
→ Portfolio Loans, Condotel Financing & Strategic Luxury Property Solutions
→ Non-QM & Alternative Documentation Loans (Overview)
→ DSCR / Investor Cash Flow Loan Programs
→ Bank Statement Loan Programs
→ Asset-Based Loan Programs
→ 1099 Income Loan Programs
→ Foreign National Loan Programs
→ Private Money & Hard Money Loan Programs
→ Condo Loan Programs (Comparison Tool)
→ Buying a Condo: Classifications, Project Review & Hawaii CPR

— COMMON QUESTIONS

Realtor & Bridge-to-Sale™
FAQ

Have a question not answered here? Our team is available to walk through your specific scenario.

Related Financing Solutions:

→ PrimeResort™ Vacation Rental Condo & Resort Financing
→ DSCR / Investor Cash Flow Loan Programs
→ Non-QM Loan Options
→ Asset-Based Loan Programs

The program is designed for departing primary residences that are listed – or preparing to list – for sale. Specific listing status requirements vary by scenario. Our team can review the client’s situation and advise on the right timing.

Bridge-to-Sale™ uses portfolio underwriting flexibility rather than standard agency DTI ratios. When properly structured, departing residence debt may be treated differently than traditional DTI models allow – which can improve purchase qualification in certain dual-transaction scenarios. All loans remain subject to underwriting guidelines and borrower qualification.

Bridge-to-Sale™ is available for loan amounts from $1,000,000 to $30,000,000 depending on borrower profile, property characteristics, and transaction structure.

Yes. The most effective Bridge-to-Sale™ transactions are structured with the permanent purchase financing already in view – so the bridge loan and the new purchase loan are coordinated as a single strategic plan rather than two separate transactions. Our in-house team handles both ends.

Three things matter: first, underwritten pre-approvals (income, assets, credit, and property eligibility reviewed before the letter is issued, not after). Second, Bridge-to-Sale™ to convert contingent offers into non-contingent offers when the client is buying before selling. Third, in-house portfolio funding capacity that allows faster closing timelines than wholesale-only lenders can match. Together, these tools strengthen offers in the markets where strength matters most.

Yes. PrimeResort™ is Pacific Home Loans’ purpose-built program for non-warrantable resort and vacation rental condominiums, typically starting at 20% down on loan amounts up to $2,000,000 – often with rates approximately 1% below condotel financing. For condotel-classified projects, Portfolio Lending provides specialized condotel structures. See the PrimeResort™ and Portfolio pages for full details.

Yes. Pacific Home Loans has been funding Non-QM loans in-house since 2018. Bank Statement, DSCR, Asset-Based, 1099 Income, and Foreign National programs are all available – and many transactions use a combination of qualification methods. See the Non-QM Loans page for the full program inventory.

Yes. Pacific Home Loans is licensed in Hawaii, California, Nevada, Arizona, Oregon, Washington, Colorado, Montana, Tennessee, and Texas. Realtor partners often have clients buying in multiple states, particularly second-home and resort transactions. We coordinate across markets through a single point of contact.

The fastest path is a direct call or scheduled consultation with our team. Bring the basics – property address, borrower profile, transaction type – and we can usually identify the right program track and outline next steps within the conversation. For listing-side pre-qualification or co-marketing inquiries, contact our team directly to discuss what would be most useful.

Yes – Pacific Home Loans is licensed in 10 states: Hawaii, California, Nevada, Arizona, Oregon, Washington, Colorado, Montana, Tennessee, and Texas.

Ready to Structure a Transaction?

If you are representing a client who needs a financing solution that standard lenders can’t provide – a bridge scenario, a resort condominium, a high-value portfolio transaction, a complex income situation, or an international buyer – our team can evaluate options and structure a strategy.

Listing-side pre-qualification, co-marketing resources, and Realtor education sessions are also available on request.

Call 1-866-389-2778