DSCR Loan States and Licensing Rules: Where Aspire Mortgage Lends

Lender Licensing vs. Broker Activity vs. Business Purpose

Three concepts get tangled in this question. Lender licensing governs who can make consumer mortgage loans — heavily regulated everywhere. Broker activity is arranging loans between borrowers and lenders, which we do through wholesale partners. Business-purpose lending — loans to investors for non-owner-occupied property — sits outside consumer licensing frameworks in many states, which is what allows investor lending to operate nationally the way it does. Every loan we arrange outside Nebraska is business purpose.

State Availability

• Nebraska: full capability — consumer home loans and business-purpose investor loans. NMLS #2783873.
• Business-purpose investor loans: available in roughly 36 states where this loan class does not require a state lender license. Coverage confirmed deal-by-deal at intake.
• Georgia: available for entity borrowers only — your LLC borrows, not you personally.
• Not currently available: a handful of states regulate business-purpose lending in ways that keep us out today, including California, Arizona, Pennsylvania, Virginia, and North Carolina. This list can change.

How to Check If Your State Is Eligible

• Confirm the loan is business purpose: non-owner-occupied investment property, proceeds for investment use.
• If the property is in Nebraska — any loan type works.
• If elsewhere: send us the state and property type; we confirm eligibility against current rules and our lender panel, usually same day.
• Buying in Georgia: have your LLC formed before you write the offer.

A Note on Accuracy

State lending rules change, and each state’s regulator is the authority on its own requirements — most publish current licensing rules through the NMLS Consumer Access portal at nmlsconsumeraccess.org. We review this page as rules evolve, and we verify state eligibility on every file at intake rather than relying on a static list.

Frequently Asked Questions