Questions people ask before they call.
General answers to the questions that come up most. The answer for your file comes from a conversation with Troy, which costs nothing and comes with no obligation.
Working with Troy
Who will I actually be dealing with?
Troy Ranniker, from the first call to funding. He reads the file, prices the loan, orders the appraisal, clears the conditions and coordinates the closing. There is no hand-off to a processor or an underwriter you have never met.
Is Ranniker Lending a bank?
No. Ranniker Lending is a California-licensed mortgage brokerage based in Signal Hill. That means Troy can place your loan with whichever lender or investor reads your file best, rather than being limited to one institution's products.
Where do you lend?
California only. Troy holds a California Department of Real Estate broker license and NMLS endorsements for California. If your property is in another state, he will say so on the first call and point you to someone he trusts.
What does the first call cost?
Nothing, and it comes with no obligation and no credit pull. You tell Troy what you want to do and how you earn; he tells you which programs fit and roughly what they cost.
How quickly will I hear back?
Within one business day of sending the form, usually sooner. If you have a sale date or an offer deadline, say so in the notes and he prioritizes it.
Qualifying
I'm self-employed and my tax returns show very little income. Can I still get a loan?
Often, yes. Bank-statement programs qualify you on 12 or 24 months of deposits instead of tax returns, and asset-depletion programs qualify you on savings. Troy reviews the statements himself before you apply so you know where the file lands.
I have no credit score. Is that a dead end?
No. Non-traditional credit programs build a history from rent, utilities, insurance and other recurring payments made on time, and let it stand in for a score. FHA and select conventional programs allow it.
A bank already turned me down. Is it worth calling?
Yes. Many of the files Troy closes were declined elsewhere, usually because the income or the property did not fit one institution's guidelines rather than because the loan was a bad one. The programs that fit those files are the ones most banks do not offer.
Do you pull my credit when I send the form?
No. The form asks how you would describe your credit, and that is all. Credit is pulled only when you decide to move forward, with your permission.
What documents will I need?
It depends on the program. Typically two years of income history, recent pay stubs or bank statements, two months of asset statements and photo identification. Troy tells you the exact list on the first call so you gather everything once.
Costs and rates
Why don't you publish rates on the site?
Rates change daily and depend on the program, the loan amount, the property, your credit and whether you pay costs or take a lender credit. A number on a web page without those details would mislead more than it informs. Troy quotes rates in writing for your specific file, with the APR and every cost itemized.
What will the loan cost?
You receive a written estimate that itemizes lender fees, title, escrow, appraisal and recording. You can pay costs up front, roll them into the loan or take a slightly higher rate with a lender credit that covers them. Troy prices all three so you can compare.
Is there a fee for a consultation or a pre-qualification?
No.
Specific situations
I received a Notice of Default. What are my options?
In California most home loans allow non-judicial foreclosure on a set timeline, and each stage still leaves options open: a refinance or equity loan to bring the loan current, or a short-term loan to sell on your own terms. The power-of-sale page explains the timeline and starts with a few quick questions.
Can I get a loan on a property held in an LLC?
Many DSCR investor programs allow vesting in an LLC with a personal guarantee. Say so on the first call so the file is structured that way from the start.
Do you handle commercial property?
Yes. Five-plus-unit apartment buildings, mixed-use and owner-occupied commercial property, underwritten on net operating income and sponsor strength. Pricing is quoted in writing after the first call.
Can I consolidate credit card debt into my mortgage?
Yes, through a cash-out refinance, a HELOC or a fixed second mortgage. Doing so secures the debt against your home and can increase total interest over a long term, so Troy shows you the full-term cost both ways before you decide.