Tam Nguyen

04/30/2026

04/02/2026

No SSN? No problem. You can still invest in real estate.

Our ITIN DSCR Program is built for investors who want to grow — without the traditional barriers.

💼 Program Highlights:
• Up to 80% LTV (DSCR > 1.0)
• FICO 660+ OR No Score options available
• Loan amounts: $100K – $1M
• 30-Year Fixed Available
• ITIN Eligible | Foreign National Friendly
• No income docs required (DSCR-based)

📄 Simple Documentation:
✔ IRS ITIN letter (within 3 years)
✔ Fully executed W7
✔ Tax preparer letter confirming recent filing

This is how smart investors are scaling in today’s market — using cash flow, not W2s.

If you’ve been told “no” before…
You just haven’t talked to the right lender yet.

📲 Let’s structure your next deal
Tam Nguyen
346-500-2085
[email protected]

03/30/2026

After you receive Clear to Close (CTC), you’re essentially at the finish line—but there are still a few critical steps before money hits and the deal is officially done.

Here’s exactly what happens next 👇

1. Closing Disclosure (CD) is Finalized
• The lender issues the Closing Disclosure
• This shows:
• Final loan terms
• Exact cash to close
• All fees broken down

2. Loan Documents Are Sent to Title
• The lender prepares final loan docs
• Docs are sent to the title/escrow company
• Title schedules the signing appointment

3. Closing Is Scheduled
• Borrower signs documents at:
• Title company office OR
• With a mobile notary

4. Cash to Close Is Wired
• Borrower sends remaining funds (if any)
• Usually via wire transfer (NOT cashier’s check in most cases)

5. Funding Happens
• After signing, lender reviews the signed package
• If everything checks out → Funding is authorized

6. Recording (Official Completion)
• Title records the transaction with the county
• This makes it official and public record

7. Deal is CLOSED 🎉
• Funds are disbursed:
• Seller gets paid
• Old loan gets paid off (if refinance)
• Borrower receives proceeds (if cash-out)

⚠️ Important (Most People Miss This)

Even after CTC:
• Do NOT open new credit accounts
• Do NOT make large purchases
• Do NOT move money around randomly

👉 Lenders can still do final verifications before funding

03/21/2026

Thank you for the opportunity to help save your parents house. We are excited to see the transformation of it.

03/16/2026

🏢 MULTIFAMILY (5–8 UNITS) – DSCR PROGRAM

Real estate investors looking to acquire small multifamily properties? This program is built for you.

Key Program Highlights:

✔ Minimum Loan: $400,000
✔ Maximum Loan: $4.5 Million
✔ Max LTV (Purchase): 75%
✔ Max LTV (Refinance): 70%
✔ Term: Up to 30 Years
✔ Prepayment Penalty: Up to 5 Years

Program Requirements:

• No rural properties
• No late mortgage payments
• No active bankruptcy

This program is ideal for investors looking to scale into 5–8 unit apartment buildings while qualifying based on property income.

📩 DM me if you have a deal to analyze.
📞 346-500-2085

03/10/2026

🚨 Most Real Estate Investors Don’t Understand This Number…

It’s called DSCR — and it can determine whether your investment property gets approved for financing.

Here’s the simple breakdown 👇

🏠 DSCR = 1.00
Your rental income exactly covers the mortgage payment.

📈 DSCR ABOVE 1.00
Your property makes more money than the debt payment.
This is what lenders LOVE to see.

⚠️ DSCR BELOW 1.00
The rental income doesn’t fully cover the payment, which can make financing harder.

💡 The secret investors know:
Many DSCR lenders don’t require personal income verification — the property income qualifies the loan.

That’s why DSCR loans are becoming one of the most powerful tools for rental property investors.

👇 Curious what DSCR your deal would qualify for?
Comment “DSCR” and I’ll break it down for you.

📞 346-250-8932
🌐 www.loansbytam.com

03/07/2026

Documents Lenders Need From Title

📄 Title Commitment
Shows ownership, liens, and title conditions before closing.

🛡 Title Insurance Policy
Protects the lender and buyer from title defects.

📑 Closing Disclosure / Settlement Statement
Final document showing all closing costs and loan terms.

💰 Mortgage Payoff Statement (Refinance Only)
Shows the exact payoff amount for the existing loan.

🏛 Property Tax Certificate
Confirms property taxes owed or paid.

🔎 Title Search / Abstract
Historical ownership and lien verification.

🧾 Closing Protection Letter (CPL)
Protects the lender from errors made by the title company.

📜 Recorded Deed & Mortgage (After Closing)
Official county recording confirming ownership and lien.

📐 Survey
Confirms property boundaries, easements, and improvements.

02/27/2026

Let me tell you about this. Our select program has an option with no monthly payments at all. What a game changer. And so we are transparent the rate goes to the higher end.

02/26/2026

Helping a Small Business is huge. If you could like my Business page I would thank you so much. This really helps getting the word out about low rates and low down payments.

Consulting agency

02/24/2026

🔥 REAL ESTATE FUNDING SUCCESS – LAWRENCEVILLE, GA 🔥

Another deal funded! 💰🏡

📍 Lawrenceville, GA 30045
💲 Loan Amount: $555,000

Helping investors and buyers secure the capital they need to close strong and move fast. Whether it’s purchase, refinance, fix & flip, DSCR, or new construction — we get it DONE.

If you need funding structured the right way, let’s talk strategy.

📞 Call Tam: 346-250-8932

02/17/2026

DSCR: Par Rate vs. Buy Down — What’s Better?

When structuring a DSCR loan, you typically have two options:

Par Rate

• Priced at the current daily market rate
• No discount points
• Option for no origination (or comp rolled into the rate)
• Lower upfront cash to close

Buy Down the Rate

• Pay discount points at closing
• Below-market rate
• Lower monthly payment
• Stronger long-term cash flow

👉 Short-term hold or refinance strategy? Par often makes more sense.
👉 Long-term rental hold? Buying down can improve returns over time.

The right choice depends on your exit plan and how long you’re keeping the property.

If you want me to run both scenarios on your next DSCR deal, message me and I’ll break it down side by side.