Where we lend
Where we lend: every program, every state
Program availability by state. Investment-property programs reach most of the country; primary residences are limited to our 30 states owner-occupied footprint.
Primary residences: 30 states
If the property is your primary residence, we can help in Alabama, Arizona, Arkansas, California, Colorado, Florida, Hawaii, Idaho, Iowa, Kansas, Kentucky, Maryland, Michigan, Minnesota, Missouri, Nebraska, New Mexico, North Dakota, Ohio, Oklahoma, Oregon, Pennsylvania, South Dakota, Tennessee, Texas, Utah, Virginia, Washington, West Virginia and Wyoming. Outside those states we can’t lend on an owner-occupied home under any program — HELOC, HEA, cash-out, reverse, or otherwise — and we’ll tell you so up front. The HELOC, HEA, and other columns only apply to a primary residence when the state is also on this list. Investment properties aren’t affected by this rule.
HELOC: primary residence vs. investment property
On an investment property, the HELOC is available in 30 states. On a primary residence, it’s the same 30 states footprint. If your state isn’t listed, a cash-out refinance or HEA may fit instead — call us to check.
Texas
The Texas Constitution (Art. XVI §50(a)(6)) caps home-equity lending at 80% combined LTV and requires a 12-day waiting period before closing — state rules, not ours. Texas also doesn’t allow VA cash-out refinances; VA rate-reduction refinances (IRRRLs) are still permitted, and a HELOC works in Texas up to the 80% cap.
Hard money on a primary residence
Owner-occupied hard money is available in California, Idaho, Oregon and Washington only. On investment property, hard money is available in 44 states plus Washington, D.C. — purchases at 10% down with 700+ credit (3.5 points) or 15% down below 700. See owner-occupied hard money.
Home Equity Agreement states
HEAs are available in 11 states: AZ, CA, CO, FL, OH, OR, PA, TN, UT, VA and WA — no monthly payments, credit accepted from the 500s, $50K–$600K. See HEA vs. HELOC.
DSCR exceptions
Standard DSCR loans are available in 44 states plus Washington, D.C.. In North Dakota, South Dakota and Vermont, standard DSCR loans aren’t offered; a limited exception program considers refinances with credit below 620 at a maximum 50% loan-to-value, and DSCR purchases aren’t available.
States where we don’t lend — and states to confirm
Primary residences (every program) and all HELOCs follow Anthony Huynh’s licenses: Alabama, Arizona, Arkansas, California, Colorado, Florida, Hawaii, Idaho, Iowa, Kansas, Kentucky, Maryland, Michigan, Minnesota, Missouri, Nebraska, New Mexico, North Dakota, Ohio, Oklahoma, Oregon, Pennsylvania, South Dakota, Tennessee, Texas, Utah, Virginia, Washington, West Virginia and Wyoming. Other investment-property loans follow a 47-state rule — everywhere except North Dakota, South Dakota and Vermont. We aren’t able to lend in Illinois, Massachusetts and New York under any program. Full licensing details are on the licensing page.
Full state matrix
Every program by state. Program columns apply to a primary residence only where the state also shows “Yes” in the primary-residence column.
| State | Primary residence (any program) | HELOC (investment) | HEA | DSCR & Rental | Conventional / FHA / VA | Hard money (primary) | Hard money (investment) & investor cash-out | Notes |
|---|---|---|---|---|---|---|---|---|
| Alabama (AL) | Yes | Yes | — | Yes | Yes | — | Yes | — |
| Alaska (AK) | Not available | — | — | — | — | — | — | Not currently available in this state |
| Arizona (AZ) | Yes | Yes | Yes | Yes | Yes | — | Yes | — |
| Arkansas (AR) | Yes | Yes | — | Yes | Yes | — | Yes | — |
| California (CA) | Yes | Yes | Yes | Yes | Yes | Yes | Yes | — |
| Colorado (CO) | Yes | Yes | Yes | Yes | Yes | — | Yes | — |
| Connecticut (CT) | Not available | — | — | — | — | — | — | Not currently available in this state |
| Delaware (DE) | Not available | — | — | — | — | — | — | Not currently available in this state |
| District of Columbia (DC) | Not available | — | — | — | — | — | — | Not currently available in this state |
| Florida (FL) | Yes | Yes | Yes | Yes | Yes | — | Yes | — |
| Georgia (GA) | Not available | — | — | — | — | — | — | Not currently available in this state |
| Hawaii (HI) | Yes | Yes | — | Yes | Yes | — | Yes | — |
| Idaho (ID) | Yes | Yes | — | Yes | Yes | Yes | Yes | — |
| Illinois (IL) | Not available | — | — | — | — | — | — | Not currently available in this state |
| Indiana (IN) | Not available | — | — | — | — | — | — | Not currently available in this state |
| Iowa (IA) | Yes | Yes | — | Yes | Yes | — | Yes | — |
| Kansas (KS) | Yes | Yes | — | Yes | Yes | — | Yes | — |
| Kentucky (KY) | Yes | Yes | — | Yes | Yes | — | Yes | — |
| Louisiana (LA) | Not available | — | — | — | — | — | — | Not currently available in this state |
| Maine (ME) | Not available | — | — | — | — | — | — | Not currently available in this state |
| Maryland (MD) | Yes | Yes | — | Yes | Yes | — | Yes | — |
| Massachusetts (MA) | Not available | — | — | — | — | — | — | Not currently available in this state |
| Michigan (MI) | Yes | Yes | — | Yes | Yes | — | Yes | — |
| Minnesota (MN) | Yes | Yes | — | Yes | Yes | — | Yes | — |
| Mississippi (MS) | Not available | — | — | — | — | — | — | Not currently available in this state |
| Missouri (MO) | Yes | Yes | — | Yes | Yes | — | Yes | — |
| Montana (MT) | Not available | — | — | — | — | — | — | Not currently available in this state |
| Nebraska (NE) | Yes | Yes | — | Yes | Yes | — | Yes | — |
| Nevada (NV) | Not available | — | — | — | — | — | — | Not currently available in this state |
| New Hampshire (NH) | Not available | — | — | — | — | — | — | Not currently available in this state |
| New Jersey (NJ) | Not available | — | — | — | — | — | — | Not currently available in this state |
| New Mexico (NM) | Yes | Yes | — | Yes | Yes | — | Yes | — |
| New York (NY) | Not available | — | — | — | — | — | — | Not currently available in this state |
| North Carolina (NC) | Not available | — | — | — | — | — | — | Not currently available in this state |
| North Dakota (ND) | Yes | Yes | — | Limited* | Yes | — | — | DSCR: limited refi-only exception (below 620, max 50% LTV); no DSCR purchases |
| Ohio (OH) | Yes | Yes | Yes | Yes | Yes | — | Yes | — |
| Oklahoma (OK) | Yes | Yes | — | Yes | Yes | — | Yes | — |
| Oregon (OR) | Yes | Yes | Yes | Yes | Yes | Yes | Yes | — |
| Pennsylvania (PA) | Yes | Yes | Yes | Yes | Yes | — | Yes | — |
| Rhode Island (RI) | Not available | — | — | — | — | — | — | Not currently available in this state |
| South Carolina (SC) | Not available | — | — | — | — | — | — | Not currently available in this state |
| South Dakota (SD) | Yes | Yes | — | Limited* | Yes | — | — | DSCR: limited refi-only exception (below 620, max 50% LTV); no DSCR purchases |
| Tennessee (TN) | Yes | Yes | Yes | Yes | Yes | — | Yes | — |
| Texas (TX) | Yes | Yes | — | Yes | Yes | — | Yes | Home equity capped at 80% CLTV + 12-day wait (state law); no VA cash-out (IRRRL allowed) |
| Utah (UT) | Yes | Yes | Yes | Yes | Yes | — | Yes | — |
| Vermont (VT) | Not available | — | — | — | — | — | — | Not currently available in this state |
| Virginia (VA) | Yes | Yes | Yes | Yes | Yes | — | Yes | — |
| Washington (WA) | Yes | Yes | Yes | Yes | Yes | Yes | Yes | — |
| West Virginia (WV) | Yes | Yes | — | Yes | Yes | — | Yes | — |
| Wisconsin (WI) | Not available | — | — | — | — | — | — | Not currently available in this state |
| Wyoming (WY) | Yes | Yes | — | Yes | Yes | — | Yes | — |
*Limited DSCR exception: refinances only, credit below 620, max 50% LTV; no DSCR purchases. Every program is questions about your state? Call 949-868-2422.
Check My Options
Check your exact scenario.
Enter the property's address and the funnel checks your state's programs for you — then matches the one that fits.
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Or skip the form — call or text 949-868-2422 · book a call
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You’ll work directly with Anthony HuynhVice President · NMLS #1996696
FAQ
Frequently Asked Questions
State availability questions.
Do you lend in my state?
It depends on the program and whether the home is your primary residence. Primary-residence programs (conventional, FHA, VA, HELOC, cash-out, reverse) are available in 30 states. HELOCs on investment property: 30 states. HEAs: 11 states. DSCR loans: 44 states plus Washington, D.C.. Hard money and investor cash-out refinances on investment property: 44 states plus Washington, D.C.. We aren’t able to lend in Illinois, Massachusetts and New York.
Can I get a HELOC or VA cash-out in Texas?
HELOCs work in Texas, but state law caps all home-equity lending at 80% combined loan-to-value and adds a 12-day waiting period before closing. VA cash-out refinances aren’t permitted in Texas, though VA rate-reduction refinances (IRRRLs) are allowed.
Do you offer DSCR loans in South Dakota, North Dakota, or Vermont?
Standard DSCR loans aren’t offered there. A limited exception program considers refinances with credit below 620, capped at 50% of property value. DSCR purchases aren’t available in those three states.
Can I get hard money on my primary residence?
Owner-occupied hard money is available in California, Idaho, Oregon and Washington. On investment properties, hard money is available in 44 states plus Washington, D.C. — 10% minimum down with 700+ credit (3.5 points), or 15% down below 700.
Get Started
Check your exact scenario
State is only one piece. Answer a few quick questions and Anthony Huynh will tell you which programs fit your property and goals — no hard credit pull.
60 seconds · no hard credit pull · or book a call
State availability reflects current program guidelines and licensing, is subject to change without notice, and is confirmed for your specific scenario before application. Not a commitment to lend. All loans subject to credit approval.
Elevate Mortgage · Anthony Huynh, NMLS #1996696 · West Capital Lending, Inc., NMLS #1566096. West Capital Lending, Inc. is an Equal Housing Lender. We do not discriminate on the basis of race, color, religion, national origin, sex, handicap, or familial status.