Buy a home
Conventional, FHA, VA, jumbo and down-payment assistance, with a pre-approval that has been underwritten before the letter goes out.
Purchase loans
Financing builtfor yournext move.
Residential and commercial lending from Signal Hill, California. Every file is read, priced and closed by Troy Ranniker. A licensed California mortgage broker since 2004.
Where do you want to go?
Four ways to start. Each one leads to a program Troy places himself, with the costs explained before you commit to anything.
Refinance
Lower the payment, shorten the term or take cash out, with the before-and-after on the table before you decide.
Refinance optionsAccess your equity
HELOCs and fixed-rate second mortgages that leave the first mortgage you already have untouched.
Home-equity solutionsInvest
DSCR loans that qualify on the property’s rent, for landlords adding a door or refinancing a rental.
DSCR investor loansEvery program, on one page.
Agency loans priced where they belong, and the programs most lenders don’t offer for the files most lenders decline.
Conventional
Fannie Mae and Freddie Mac financing with agency pricing for documented income, including high-balance for Los Angeles County.
FHA loans
Lower down payments and flexible credit guidelines for purchases and refinances, insured by the Federal Housing Administration.
VA loans
Zero-down purchase and refinance options for eligible veterans, service members and surviving spouses, with no monthly mortgage insurance.
FeaturedJumbo
Loan amounts above the county conforming limit for higher-value homes, with underwriting that reads the whole financial picture.
FeaturedDSCR investor
Investor financing qualified on the property's rental income rather than personal tax returns.
FeaturedBank statement
Self-employed income documented with 12 or 24 months of deposits instead of tax returns.
FeaturedHELOC
A revolving line against your equity that you draw on as you need it, leaving your first mortgage untouched.
Fixed second
A lump sum behind your first mortgage with a fixed rate and a fixed payment for a set term.
Asset depletion
Qualify on liquid assets when the income on paper does not tell the story.
Down-payment assistance
CalHFA and local assistance paired with an FHA, VA or conventional first mortgage to cover part of the down payment or closing costs.
Non-traditional credit
A documented history of rent and bills paid on time can stand in for a credit score.
High-acreage
Rural and large-lot properties that standard guidelines turn away, financed with the land counted properly.
All loan programs, including purchase, refinance and debt consolidation
One lender.
Start to finish.
Most mortgage companies hand your file from a salesperson to a processor to an underwriter you’ll never meet. At Ranniker Lending the person who quotes the loan is the person who closes it.
Troy reads every file himself
On the first call he tells you whether it works, what it costs and what to send. Nobody is handed off.
Licensed in California since 2004
California DRE broker license 01403185, issued January 2004. Company NMLS 355886.
Programs for the files banks decline
Bank-statement, asset-depletion, DSCR, non-traditional credit and high-acreage lending, alongside full agency, FHA and VA.
Precision in every number
“Where preciseness is the key to success.” Every figure you receive is dated, sourced and explained in plain language.
Your deposits are your income.
If you run a business, your tax returns are written to minimize income, and a bank reads them exactly that way. A bank-statement loan documents what you actually earn: 12 or 24 months of business or personal statements, no tax returns required.
- Business owners, 1099 contractors, consultants and commissioned professionals
- Purchase or refinance, primary residence or investment property
- Troy reviews the statements himself before you apply, so you know where you stand
Bank-statement financing
Documented by deposits, not by Schedule C.
- Income documentation
- 12 or 24 months of business or personal bank statements
- Tax returns
- Not required
- Occupancy
- Primary, second home or investment
- First step
- A short call with Troy, then a statement review before any application
DSCR investor financing
The property qualifies. Not your tax returns.
- Qualifying basis
- The property’s rental income measured against its payment
- Property types
- Single-family, condo and 2–4 unit rentals
- Transaction
- Purchase, rate-and-term or cash-out refinance
- Portfolio
- Repeat investors welcome; each file priced on its own
Built for landlords.
A debt-service-coverage-ratio loan asks one question: does the rent cover the payment? Troy uses it for investors adding a door, refinancing a rental or buying with personal income that is complicated on paper.
- Qualification rests on the property’s rent, not personal income documentation
- Long-term and short-term rental strategies reviewed case by case
- Pricing explained line by line before you commit
Put your equity to work.
Two ways to borrow against the home you already own without touching the first mortgage you already have.
| Feature | HELOC | Fixed second |
|---|---|---|
| Structure | A revolving line of credit you draw on, repay and draw again during the draw period. | A lump sum funded at closing, repaid over a set term. |
| Rate | Typically variable, tied to an index. | Fixed for the life of the loan. |
| Payment | Based on what you have drawn. | The same every month. |
| Often used for | Renovations in phases, a reserve for the unexpected, tuition paid over time. | A single large cost, or consolidating higher-rate debt into one fixed payment. |
| Learn more | HELOC | Fixed second |
About debt consolidation: paying off credit cards or personal loans with a second mortgage turns unsecured debt into debt secured by your home. Troy walks through the total cost and the trade-offs before you decide. Read how it works.
Four steps. One point of contact.
From the first conversation to funding, you deal with Troy. The full process
Talk with Troy
A short call about the property, the goal and how you earn. He tells you which programs fit before you send a document.
Pre-qualification
Credit, income and assets reviewed by Troy, then a written pre-approval sized to the offer you want to make.
Processing & underwriting
The appraisal is ordered, conditions are cleared personally and you hear about every milestone from him.
Closing & funding
Signing is scheduled around you. Troy coordinates escrow so the loan funds on the contract date.
The lender who answers his own phone.
Troy Ranniker has held a California real estate broker license since January 2004 and founded Ranniker Lending in Signal Hill to run a mortgage company one way: the person who quotes your loan is the person who closes it.
He specializes in the files larger lenders decline, from bank-statement and asset-depletion income to DSCR investor loans and high-acreage property, alongside full conventional, FHA, VA and jumbo lending for Southern California buyers and owners.
- Licensed
- CA DRE Broker 01403185 · since 2004
- NMLS
- 355886 company · 271117 individual
- Office
- 2271 Ohio Avenue, Signal Hill, CA 90755
- Lends in
- California
Off the clock, Troy’s other discipline is general aviation: checklists, precision and a plan for every leg. It shows in how he runs a file.
Mortgage resources
Plain-language guides to the programs Troy places most, written for Southern California borrowers.
Bank-statement loans, explained
How 12 or 24 months of deposits become qualifying income, what underwriters look for, and the documents to gather first.
Guide · Self-employed
DSCR for first-time landlords
What the ratio measures, how rent is counted, and why a strong property can qualify when personal income can't.
Guide · Investors
HELOC or fixed second?
Choosing the right way to use your equity, and the questions to answer before consolidating debt into your home.
Guide · Homeowners
Where conforming ends in Los Angeles County
How county loan limits work, what changes above them, and how jumbo files are underwritten.
Guide · Jumbo
Let’s talk about your next move.
A conversation with Troy costs nothing and comes with no obligation. Tell him what you’re trying to do and he’ll tell you what’s possible.