Buy a home
First-time buyers, move-up buyers, luxury homes, FHA, VA, USDA, conventional, jumbo, and assistance programs.
Residential • Investor • Reverse • Specialty
Financing built around the way you buy.
Conventional, government, investor, reverse, multifamily, commercial, construction, and specialty mortgage strategies—structured around the borrower, the property, and the complete transaction.
Start with the objective
Choose your loan path.
You do not need to know every mortgage program before calling us. Start with what you are trying to accomplish, and our team will evaluate the income, property, occupancy, liquidity, timeline, and underwriting path.
Refinance or access equity
Rate-and-term, cash-out, HELOC, home-equity loans, debt consolidation, and bridge financing.
Finance an investment
DSCR, Airbnb, rental properties, 1–4 units, multifamily, fix-and-flip, construction, and portfolio strategies.
Qualify differently
Bank statements, profit-and-loss, 1099, ITIN, asset depletion, mixed income, and other alternative-documentation paths.
Plan for retirement
HECM reverse mortgages, reverse purchases, equity-access planning, and housing strategies designed around fixed income.
Finance a business or project
SBA, commercial, mixed-use, construction, rehabilitation, bridge, and other specialty-financing scenarios.
Purchase financing
Build the financing before you write the offer.
Conventional fixed-rate and ARM options
FHA and FHA renovation financing
VA purchase and construction options
USDA eligible-area financing
Jumbo and high-balance financing
First-time buyer and down-payment assistance
Condo and non-warrantable condo review
Multiple-unit owner-occupied strategies
Equity planning
Use equity with a clear purpose and full cost comparison.
Rate-and-term refinance
Cash-out refinance
Home-equity line of credit
Fixed-rate home-equity loan
Bridge financing
Debt-consolidation analysis
Investment-property cash-out
Renovation and improvement funding
Investment financing
Test the property, reserves, cash flow, and exit strategy.
DSCR purchase and cash-out
Short-term rental and Airbnb financing
1–4 unit rental-property financing
5–8 unit and multifamily opportunities
Fix-and-flip and bridge loans
Construction and renovation financing
Mixed-use and portfolio scenarios
Post-renovation value strategies
Alternative documentation
Match the loan documentation to how income is actually earned.
12- and 24-month bank statements
Profit-and-loss qualification
1099 income programs
Asset-depletion qualification
ITIN lending
Recent self-employment scenarios
Complex entity and business income
Expanded-credit and non-QM options
Retirement housing
Coordinate housing, equity, income, and long-term planning.
FHA HECM reverse mortgage
Reverse mortgage for purchase
Fixed-income housing review
Existing mortgage payoff strategies
Property-charge and reserve analysis
HECM counseling preparation
Family and estate-planning coordination
Traditional refinance comparison
Business and project capital
Structure financing around the property, project, and business plan.
SBA 7(a) and 504 financing
Commercial real estate
Mixed-use financing
Ground-up construction
Rehabilitation financing
Bridge and private-capital solutions
Business-purpose lending
Specialty scenario review
A broader lending platform
More than one way to finance real estate.
Every transaction begins with the same questions: what is being purchased, how will it be used, how is income documented, what liquidity must remain, and what risks must be resolved before closing?
Residential
- Conventional purchase and refinance
- FHA, VA, and USDA
- Jumbo and high-balance
- First-time buyer programs
- Down-payment assistance
- HELOC and home-equity loans
- Bridge loans
Investor
- DSCR purchase and cash-out
- Airbnb and short-term rental
- 1–4 unit investment properties
- Multifamily and 5–8 units
- Fix-and-flip
- Construction and renovation
- Portfolio scenarios
Specialty
- Bank-statement qualification
- Profit-and-loss and 1099
- ITIN financing
- Asset depletion
- Non-warrantable condos
- Reverse mortgages
- Complex income scenarios
Commercial
- SBA 7(a) and 504
- Commercial properties
- Mixed-use real estate
- Business-purpose lending
- Construction financing
- Bridge and private capital
- Scenario-specific structuring
A COORDINATED TRANSACTION
THE LOAN IS
ONE PART OF
THE DECISION.
The strongest transactions align the borrower, lender, real-estate professional, property, title, insurance, and—when appropriate—the borrower’s CPA, attorney, or financial advisor before critical deadlines arrive.
REQUEST A STRATEGY REVIEW ↗
From first review to final funding
One clear
process.
Strategy • Qualification • Coordination • Closing
Our process is designed to identify issues early, explain the available paths, coordinate the property and documentation, and manage the loan through underwriting and funding.
Strategy review
Clarify the borrower’s goals, timeline, property type, occupancy, income structure, liquidity, and risk tolerance.
Qualification design
Evaluate credit, income, assets, reserves, documentation, program eligibility, and realistic cash requirements.
Property and transaction review
Coordinate appraisal, title, insurance, HOA, property eligibility, contract terms, and closing deadlines.
Underwriting through closing
Manage documentation, conditions, communication, final approval, closing disclosures, and funding.
West Shores Financial
Experience across the transaction.
West Shores Financial is the mortgage-financing division of West Shores Realty. That relationship creates a broader perspective on contracts, property eligibility, appraisal, title, insurance, borrower qualification, and closing coordination.
Real estate, financing, and transaction strategy—connected under one organization.
Mortgage professionals
Looking for a platform built to help you produce?
Learn more about joining West Shores Financial and the operational, marketing, lending, and real-estate resources available to our loan officers.
Explore opportunities ↗Southern California presence
Four offices. One financing team.
01 / CORPORATE
PALOS VERDES
500 Silver Spur Road, Suite 207
Rolling Hills Estates, CA 90274
310-541-8000
02
REDONDO
REDONDO
BEACH
1010 Torrance Boulevard
Redondo Beach, CA 90277
03
WHITTIER
11260 Whittier Boulevard
Whittier, CA 90606
04
LAGUNA BEACH
1590 S. Coast Highway, Suite 7
Laguna Beach, CA 92651
Education before decisions
Understand the financing before you commit.
Use our educational content, mortgage tools, market updates, and strategy reviews to understand the likely documentation, cash requirements, property risks, and next steps.
Frequently asked questions
Questions worth
answering early.
Every scenario is different. These answers are general information—not a loan approval, commitment, or substitute for reviewing your complete application and property.
How much can I qualify to borrow?
Qualification depends on verified income, credit, existing obligations, assets, reserves, property type, occupancy, loan program, and current underwriting requirements. A strategy review is the appropriate starting point.
Can self-employed borrowers qualify without using tax returns?
Some non-QM programs may permit bank statements, profit-and-loss statements, 1099 income, asset depletion, or other alternative documentation. Availability and terms depend on the complete scenario.
What is a DSCR loan?
A debt-service coverage ratio loan is generally a business-purpose investment-property loan that evaluates the property’s qualifying rental income relative to its housing obligation, subject to lender guidelines, borrower requirements, reserves, and property review.
Does West Shores Financial provide insurance?
Insurance products are not presented as direct West Shores Financial services. When needed for a transaction, we can help coordinate with independent third-party insurance professionals. Their products and services are separate from West Shores Financial.
Does submitting an inquiry or application guarantee approval?
No. All financing is subject to verification, credit and underwriting approval, program availability, property approval, appraisal, title, insurance, documentation, regulatory requirements, and final lender approval.
Start with your objective
Bring us the
scenario.
Tell us what you are trying to purchase, refinance, build, or solve. We will help identify the information required to evaluate the available financing paths.
