Lines of credit on rental property

A HELOC on your rental — without refinancing the first mortgage.

Most banks will not open a line on a property you do not live in. A small group of specialty and digital lenders will, in first, second or third position, with income read from bank statements or tax returns. Korbin places these every week.

  • Second lien behind your existing mortgage — its rate and payment stay as they are
  • Bank-statement income on the digital program; full documentation on others
  • Fixed-rate draws that amortize from month one on the digital program, no prepayment penalty
  • Most lines close without an appraisal appointment; funding in as little as five business days
  • Single-family, condo, townhome and, on some programs, 2–4 units — in your name or a revocable trust
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Offered through West Capital Lending by Korbin Spangenthal, NMLS #2079029. Secured by non-owner-occupied residential property. Subject to credit approval, valuation, title and program guidelines. Not available in New York.

What is the equity in your rental?

Value minus what is owed. Runs in your browser — nothing is sent and no credit is pulled. How much of the equity a program will lend is set by the program.

Equity in the property
—
See what a program will lend on it

The problem

The equity is there. The bank will not touch it.

Retail home-equity desks are built for the house you live in. Ask about a rental and the answer is a policy, not a decision.

At most banks

  • Home equity lines limited to owner-occupied property
  • "Investment" means a commercial loan over at the other desk
  • Returns required, even when deposits tell the real story
  • A rental in a trust or with a DSCR first mortgage raises eyebrows
  • Weeks of process to arrive at the policy decline

On the programs that lend on rentals

  • Non-owner-occupied one-to-four-unit property is the product
  • First, second or third lien position
  • Bank-statement or full-doc income, your choice of the better story
  • Automated valuation on most lines; days, not weeks
  • A straight answer on the LLC question before you apply

About the limits: every program caps what it will lend against a rental at a share of value lower than on a primary residence, and sets its own credit and pricing — they differ enough that no number belongs on a web page. Run the estimate, then a soft-pull conversation puts your property against the current grid. How the line works →

The process

Four steps, address to funded

Shorter than a refinance, because the first mortgage is not in the file.

1

Property and numbers

Address, value, the first-mortgage balance and payment, how title is held, roughly what you want. Soft pull only.

2

Program match

Which programs lend on your property, in which position, with which income path — and what each allows. A no comes with the reason.

3

Documents

Bank connection or returns, the lease, the landlord policy in your name, and a title check for existing liens.

4

Valuation and close

Automated valuation on most lines, appraisal on larger ones; e-sign; the line records and funds.

Who this is built for

Investors who want the equity without losing the first mortgage

If any of these is you, the line is probably the right tool.

Landlords with a low-rate first mortgage Self-employed investors with heavy write-offs Buying the next rental with this one's equity BRRRR investors between the rehab and the refinance Owners of a paid-off rental Airbnb and vacation-rental operators Investors with a DSCR first who want a second Anyone a bank already declined on a rental

A real person, on your timeline

The application is digital. The advice is not. You work directly with a licensed originator who knows which programs lend on rentals this month, instead of a call center that only knows the one product it sells.

Korbin Spangenthal, Vice President and Mortgage Loan Originator

Korbin Spangenthal

Vice President • Mortgage Loan Originator

Korbin works with investors and business owners whose income is real but whose paperwork is awkward — the borrowers retail banks decline on policy. Based in South Florida, licensed in 29 states and D.C. with West Capital Lending, Inc. West Capital Lending is rated 4.8/5 across 4,500+ Google reviews.

NMLS #2079029  •  DRE #02178533  •  West Capital Lending, Inc., NMLS #1566096, DRE #02022356
17911 Von Karman Avenue, Suite 400, Irvine, CA 92614
Direct: (949) 751-1870  •  kspangenthal@westcapitallending.com
Call (949) 751-1870Text KorbinEmail
Verify my license on NMLS Consumer Access →

Straight answers

Questions investors actually ask

Can I get a HELOC on a rental property?

Yes, from a small group of specialty and digital lenders that lend on non-owner-occupied property. Most retail banks do not, which is why the first few calls usually end in a no.

Do I have to refinance my first mortgage?

No. The line records behind the mortgage you already have, and that mortgage, its rate and its payment do not change.

Do I need tax returns?

Not on the digital program, which can read twelve months of bank deposits through a secure connection instead. Traditional programs use returns. We check both paths at the start.

Does the rental have to be in my name?

For these programs, yes — your name or a revocable trust. A rental in an LLC either comes out of the LLC before closing or uses a DSCR loan that lends to the entity instead.

How much can I borrow?

A smaller share of the property's value than a lender allows on your own home, and each program sets the share for itself, which is why no limit is printed here. The estimate tool shows your equity; a soft pull shows what a program will lend against it.

How fast is it?

On the digital program a straightforward file can fund within about five business days, because most lines use an automated valuation rather than an appraisal appointment. Larger lines and bank programs take longer.

Is the rate fixed?

On the digital program every draw is fixed at the rate in effect when you take it and amortizes on a set schedule — no interest-only period that resets later. Other programs in the mix are variable-rate bank-style lines; you see both when both fit.

What are the lien-position options?

First position on a paid-off rental, second behind your existing mortgage, or third behind a first and an existing second — each subject to the program's rules and to what the senior loan documents allow.

Guides

Written for the specific situations that bring investors here.

How a HELOC on a rental works

The full walkthrough: what is different, who lends, and the trade-offs.

Qualifying with bank statements

For landlords whose returns are written to show as little as possible.

HELOC vs. cash-out refinance

Keep the cheap first mortgage, or replace it. The arithmetic.

Buying the next rental with this one

Down payment, BRRRR and the refinance that pays the line back.

Rentals held in an LLC

Why title stops the line, and the two honest ways through.

Is the interest deductible?

The tracing rule, explained with the regulation cited.

Duplexes to fourplexes

Where program rules split hardest on small multifamily.

Airbnb and vacation rentals

How nightly income is read, and the license lenders ask for.

Second home vs. investment

Occupancy decides the line. Pick the honest box.

A paid-off rental

A first-lien line on a free-and-clear property.

Behind a DSCR first mortgage

Lien covenants, prepayment penalties and subordination.

Why banks decline these

The real reasons, and who approves them instead.

Texas rentals

The homestead rules do not apply. What does.

Florida rentals

Insurance, condos, licensing and seasonal income.

Send the property. Get a real answer.

You will hear back from Korbin directly — including a straight no, if that is the honest answer.

Submitting does not pull your credit and is not an application. By submitting you agree to be contacted about your inquiry.