Which states can you place loans in?

Forty-five states. The five currently unavailable are Oregon, Nevada, South Dakota, Minnesota and Vermont. Availability can change, so confirm before you plan a closing around it.

Why are some states unavailable?

State lending and licensing rules differ, and some states require licences or impose conditions that a given lender does not hold or meet. It is a regulatory matter rather than a judgement about the property or the borrower.

Can you lend on my primary residence?

No. These are investment and business-purpose loans on non-owner-occupied property only, and they are generally made to a borrower entity rather than to an individual.

My property is in an unavailable state. Is that final?

Tell us anyway. We work with more than one lender and coverage differs between them, so a property in a state one lender will not touch is sometimes placeable with another. We will say plainly if it is not.

Our Lending Market: States We Place Loans In

States where we currently place loans

Investment-property financing is available in the following states, subject to the lender's underwriting, the property qualifying, and compliance with the law of the state the property sits in.

Alabama
Alaska
Arizona
Arkansas
California
Colorado
Connecticut
Delaware
Florida
Georgia
Hawaii
Idaho
Illinois
Indiana
Iowa
Kansas
Kentucky
Louisiana
Maine
Maryland
Massachusetts
Michigan
Mississippi
Missouri
Montana
Nebraska
New Hampshire
New Jersey
New Mexico
New York
North Carolina
North Dakota
Ohio
Oklahoma
Pennsylvania
Rhode Island
South Carolina
Tennessee
Texas
Utah
Virginia
Washington
West Virginia
Wisconsin
Wyoming

Currently unavailable

We cannot place loans on property in these five states at the moment:

Oregon
Nevada
South Dakota
Minnesota
Vermont

If your property is in one of them, still tell us. Coverage differs between lenders and it occasionally changes, so it is worth a conversation rather than an assumption — and if the answer is no, you will get it straight away rather than after two weeks of paperwork.

State availability as at September 2026. Lending and licensing rules change, and coverage varies between the lenders we work with. Nothing on this page is a commitment to lend, and availability in a given state does not mean a particular deal will be approved. Confirm with us before you plan a closing around it.

What applies in every state we lend in

Geography is only the first filter. Two conditions apply throughout, and both catch people out often enough to be worth stating plainly.

Non-owner-occupied only

These are investment and business-purpose loans. Property you live in is outside what these lenders do, whatever state it is in. If you are buying a home to live in, a conventional mortgage broker is the right call and we will tell you so.

Borrowed through an entity

Loans are generally made to a borrower entity — an LLC or corporation — rather than to you personally. If you do not have one yet, that is normal and straightforward, but factor the setup time into your closing schedule.

State law governs

The rules that apply are those of the state the property is in, not the state you live in. An investor in one state buying in another is common and fine; the property's location decides the framework.

Availability is not approval

That we can lend in a state says nothing about whether a specific deal clears underwriting. The property, the numbers and your experience decide that.

If you invest across state lines

Plenty of our enquiries come from investors buying outside their home state, and that is a normal pattern rather than a complication. What matters is that the property is in a state we cover, the exit is credible, and you have a plan for managing something you cannot drive to. Where the property is unusual or rural, expect valuation to take longer, because there are fewer comparable sales to work from — that also affects whether an appraisal can be waived, which we cover under no-appraisal loans.

Which product fits depends on what the property is doing rather than where it is. If it is ready to let, start with DSCR loans. If it needs work first, it is a rehab or bridge deal until it is habitable. If you already own it and want capital out, see cash-out refinance. Our rental property loans page walks through choosing between them.

Check whether we can place your deal

Tell us the state and the property, and we will tell you straight away whether it is workable.

Questions about coverage

Which states can you place loans in?: Forty-five. The five currently unavailable are Oregon, Nevada, South Dakota, Minnesota and Vermont.
Why are some states unavailable?: State lending and licensing rules differ, and some states require licences or impose conditions a given lender does not hold or meet. It is regulatory, not a judgement about your deal.
Can you lend on my primary residence?: No. Non-owner-occupied investment property only, generally through a borrower entity.
My property is in an unavailable state — is that final?: Tell us anyway. We work with more than one lender and coverage differs between them. If it genuinely cannot be placed, you will hear that immediately.
Does the list change?: Yes, occasionally. This page was accurate as at September 2026, and we would rather you confirm than assume.

The states we can place investment-property loans in