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Interest-Only Loans in Los Angeles
Los Angeles buyers use interest-only loans when cash flow matters more than equity building. Common in high-price neighborhoods where qualified buyers earn well but want to preserve liquidity for other investments.
These loans work best for borrowers with variable income — real estate agents, entertainment professionals, business owners. The lower payment during the I/O period frees up capital for deals, expansion, or riding out lean months.
Most lenders offer 5-10 year interest-only periods. After that, your payment jumps significantly when principal kicks in. Plan your exit strategy before you sign.
Expect 20-25% down minimum. Credit needs to clear 680, preferably 700+. Income documentation varies — bank statement programs work for 1099 earners and business owners.
Lenders underwrite your ability to pay the fully amortized payment, not just the interest-only amount. Your income needs to support both scenarios even though you'll only pay interest initially.
Reserves matter more here than conventional loans. Figure 6-12 months of payments in the bank. Lenders want proof you can handle the payment shock when the I/O period expires.
Interest-only loans live in the non-QM space. This isn't Wells Fargo territory. You need portfolio lenders and specialty finance companies that price to your actual risk profile.
Shopping matters here more than any other loan type. Rate spreads between lenders hit 1-2% on identical scenarios. One lender prices your 1099 income at par, another adds 150 basis points.
Most programs max out around $3-4M, though a few go higher for exceptional borrowers. Terms vary wildly — 5/6 ARM with 10 years I/O versus 7/6 ARM with 5 years I/O. Structure affects your total cost significantly.
Most borrowers using I/O loans in LA either sell before the amortization kicks in or refinance out. If you're planning to hold long-term and pay it down, you're using the wrong loan.
The payment shock is real. A $1.2M loan at 7.5% runs about $7,500 monthly during I/O. When amortization starts, that jumps to $10,500. Make sure your income plan accounts for that 40% increase.
I've seen these work brilliantly for investors buying cash-flowing properties and entrepreneurs with lumpy income. I've also seen disasters when borrowers treat the I/O payment as permanent and don't plan for the adjustment.
Against a conventional 30-year fixed, you'll pay more in rate but less in monthly outlay during the I/O period. That gap funds other opportunities or cushions variable income.
ARMs without interest-only features run lower rates but higher monthly payments. If you don't need the payment relief, skip the I/O and save on interest costs.
DSCR loans price similarly but underwrite to rental income instead of personal income. If you're buying investment property, compare both — DSCR might cost less and require fewer reserves.
LA's high property values make I/O loans more attractive than in cheaper markets. The absolute dollar difference between I/O and fully amortized payments hits harder when you're borrowing $1M+ instead of $400K.
Los Angeles County has outsized numbers of self-employed borrowers — agents, producers, consultants, entrepreneurs. Traditional income documentation doesn't fit these buyers, which pushes them toward non-QM programs like I/O.
Neighborhood matters for exit strategy. Stable markets in Westside or Pasadena make refinancing easier when your I/O period ends. Volatile areas create refinance risk if values drop during your hold period.
Your payment increases 30-40% as principal gets added. Most borrowers sell or refinance before this happens rather than absorb the payment shock.
Yes. Bank statement programs work well for self-employed borrowers. Lenders review 12-24 months of deposits instead of tax returns.
They can if cash flow is tight early on. Compare against DSCR loans which may offer better terms for pure rentals.
Minimum 20%, often 25% for better pricing. Higher down payments reduce rate and improve approval odds significantly.
Expect 6-12 months of payments in liquid reserves. Higher loan amounts and riskier profiles push toward the 12-month end.
Mortgage financing for independent contractors and freelancers who earn 1099 income instead of traditional W-2 wages.
Mortgage programs that allow borrowers to qualify based on liquid assets rather than traditional employment income.
Non-QM loans that use 12 to 24 months of bank statements to verify income for self-employed borrowers.
Short-term financing that bridges the gap between buying a new property and selling an existing one.
Debt Service Coverage Ratio loans that qualify investors based on a rental property's income rather than personal income.
Mortgage programs designed for non-US citizens and non-permanent residents who want to purchase property in the United States.
Asset-based short-term loans primarily used by real estate investors for property acquisition and renovation projects.
Financing solutions tailored for real estate investors purchasing rental properties, fix-and-flip projects, or investment portfolios.
Home loans for borrowers who have an Individual Taxpayer Identification Number instead of a Social Security number.
Adjustable rate mortgages held in a lender's portfolio rather than sold on the secondary market, offering more flexible terms.
Non-QM mortgages that use a CPA-prepared profit and loss statement to verify income for self-employed borrowers.
Home loans with interest rates that adjust periodically based on market conditions after an initial fixed-rate period.
Specialized mortgage programs designed to support homeownership in underserved communities with flexible qualification criteria.
Mortgages that meet the guidelines and loan limits set by Fannie Mae and Freddie Mac for secondary market purchase.
Financing for building a new home or making major renovations, typically converting to a permanent mortgage upon completion.
Traditional mortgage financing not backed by a government agency, offering flexible terms and competitive rates for qualified borrowers.
Innovative loan products that leverage projected home equity growth to provide favorable financing terms.
Government-insured mortgages from the Federal Housing Administration with low down payments and flexible credit requirements.
A revolving line of credit secured by your home equity that allows you to borrow funds as needed during a draw period.
A fixed-rate second mortgage that provides a lump sum of cash by borrowing against the equity built in your home.
Mortgages that exceed the conforming loan limits set by the FHFA, designed for financing high-value luxury properties.
Loans for homeowners aged 62 and older that convert home equity into cash without requiring monthly mortgage payments.
Government-backed zero down payment mortgages for eligible rural and suburban homebuyers who meet income limits.
Government-guaranteed mortgages for eligible veterans, active-duty service members, and surviving spouses with zero down payment.