Home Equity Investment: turn equity into cash, with nothing to pay each month.
An investor pays you a lump sum now and shares in your home's value later. It's not a loan: no monthly payments and no interest. Credit is accepted from 500, and your credit band sets how much of your equity you can use.
Check My HEI Options
What's your primary goal?
Pick the one that sounds most like you.
Reviewed personally by Arran Amorozo · NMLS #1491497 · West Capital Lending
No credit check to complete this quiz · your info is never sold
60 seconds · no hard credit pull · never sold
- No monthly payments and no interest.
- Credit accepted from 500.
- Your credit band sets the max combined loan-to-value: 75% at 580+, 65% at 540–579, 60% at 500–539 (10% less on a rental).
- The HEI itself is up to 25% of your home's value, from $50,000 to $600,000.
- Existing loans are fine: the HEI can take 1st, 2nd or 3rd position (500–539: 1st or 2nd only).
- Three ways to finish: sell, refinance or buy it out early, and nothing to pay in between.
- Available in AZ, CA, CO, FL, OH, OR, PA, TN, UT & WA.
Rather just talk? Call or text us at (949) 401-7593
$0
Monthly payments
500+
Credit accepted from
75%
Max combined loan-to-value at 580+
1st–3rd
Lien positions
Up to $600K
HEI amounts
Max combined loan-to-value is set by credit band and is 10% lower on investment properties. The HEI never exceeds 25% of your home's value and runs from $50,000 to $600,000.
Straight Answers Up Front
Can we fund your deal? Check before you apply.
We'd rather tell you now than waste your time. Here's what we can and can't do, plainly stated.
We can help with:
- Credit from 500, with your band setting the max combined loan-to-value (60%–75%)
- Primary homes and investment properties
- HEIs from $50,000 to $600,000, up to 25% of value
- Homes in AZ, CA, CO, FL, OH, OR, PA, TN, UT & WA
- Existing 1st and 2nd mortgages (a 3rd lien at 540+)
We're not the right fit for:
- Credit below 500
- Homes outside AZ, CA, CO, FL, OH, OR, PA, TN, UT & WA (a HELOC may work at 620+)
- A 3rd lien position with credit from 500 to 539
- Current loans that leave less than $50,000 of room under your band
If your score improves, come back. We'd genuinely love to take another look. A gray-area scenario? Call or text (949) 401-7593.
Simple Qualifications
Your equity qualifies you. Your credit band sets the size.
For homeowners with real equity and credit a bank won't work with.
Good Fit If
Equity, yes. Another payment, no.
- Credit of 500 or better
- Meaningful equity in the home
- A budget with no room for a new payment
- Existing loans are OK (1st and 2nd; a 3rd at 540+)
Keep In Mind
The terms in brief.
- Max combined loan-to-value by band: 60% / 65% / 75%
- Up to 25% of value, $50,000 to $600,000 per HEI
- You share in the home's future value
- Settled when you sell, refinance or buy it back
- At 620+ credit, compare the HELOC first
Program bands
Credit score and maximum combined loan-to-value
Your credit band sets how far your existing loans plus the HEI can reach. Three bands, nothing hidden.
| Credit score | Max combined loan-to-value | On a rental | Lien position |
|---|---|---|---|
| 500–539 | 60% | 50% | 1st or 2nd only (no 3rd) |
| 540–579 | 65% | 55% | 1st, 2nd or 3rd |
| 580+ | 75% | 65% | 1st, 2nd or 3rd |
Credit below 500 doesn't qualify. On any home, the HEI itself stays within 25% of the value and $600,000, even when the band would allow more.
How it works
An HEI, from first look to funded
Four steps, and you see every number before you sign anything.
Step 1
Check your band and equity
The 60-second check on this page shows what your credit band and equity can support, with no hard credit pull.
Step 2
Get a written offer
A short call, then an offer on paper: how much cash you'll get, what share of the home's future value the investor receives, and all the upfront costs.
Step 3
Valuation and closing
The home is valued, you sign, and the agreement is recorded against the property. It takes longer than a HELOC, and we give you a realistic timeline up front.
Step 4
Cash in hand, nothing monthly
You receive one lump sum, and nothing else happens until the end: no bills and no monthly statement to pay.
The exit
Three ways an HEI ends, and you choose which
The most important thing to understand about any HEI is how it ends. These are your three options.
Sell the home
- It's paid off at the closing table, out of what the buyer pays
- The investor takes its share; everything else goes to you
- Escrow pays it off along with any mortgage
Refinance out
- A new loan, such as a HELOC or a cash-out refinance, pays the agreement off
- A common plan: take the HEI while your credit recovers, then refinance once your score is back over 620
- We can help with both ends: the HEI now and the loan that replaces it later
Buy it out early
- Pay it off with your own money whenever you're ready, without selling
- What you pay depends on what the home is worth when you buy out, under your agreement's terms
- Your offer spells out the term, in writing, before you commit
HEI or HELOC?
HEI vs. HELOC, side by side
Both turn equity into cash on a home you already own. They solve different problems.
| HELOC | Home Equity Investment | |
|---|---|---|
| What it is | A loan: a revolving credit line in second position | Not a loan: an investor buys a share of the home's future value |
| Monthly payment | Yes, based on what you've borrowed | None; it is settled at the end |
| Credit | 620 minimum (680+ on lines of $150,000+ to skip income documents) | Accepted from 500; your band sets the max |
| Future appreciation | All of it stays yours | The investor receives its agreed share at the end |
| Amounts | $50K–$5M | $50K–$600K, up to 25% of value |
| Max combined loan-to-value | 90% (80% in Texas) | 60% / 65% / 75% by band (10% less on a rental) |
| Upfront costs | Quoted with your scenario | Spelled out in your written offer before you sign |
| Speed | As little as 5 business days (at least 12 days on a Texas home you live in) | Longer: the home is valued and the agreement recorded first |
| Where | All 35 states + D.C. where Arran is licensed | AZ, CA, CO, FL, OH, OR, PA, TN, UT & WA |
| Transaction | Only on a home you already own | Only on a home you already own |
How we route it
Which one we point you to, and why
- 620+ credit and room in the budget for a payment: the HELOC, almost every time. You keep every dollar the home gains in value, which is usually worth a manageable payment.
- Below 620 on a home you live in, in AZ, CA, CO, FL, OH, OR, PA, TN, UT & WA: the HEI is built for exactly this, and the quiz offers it when a loan program can't fund the file.
- Strong credit, but income documents are the problem: the no-income-verification HELOC (680+ credit, lines of $150,000+) comes before either.
- Can't take on any monthly payment, say on a fixed income: the HEI, and we'll put its long-run cost in writing so you can weigh it.
- 62 or older: we'll price a reverse mortgage for you as well.
One conversation
Why ask a broker about an HEI?
A single HEI provider will only ever quote its own product. We shop many lenders and providers, so your HEI offer sits next to a HELOC, the no-income-verification HELOC, a cash-out refinance and, at 62+, a reverse mortgage. If the HEI is your best fit, that's what you get; if a loan would serve you better, you'll hear that from us.
Check my options →Calculator
HEI Scenario Calculator
How much cash your equity can unlock. An HEI has no monthly payment, so there is no payment to estimate.
Property
Credit band
Most Cash Available
$200,000
Cash You Want
$200,000
Combined Loan-to-Value
62.5%
max 75% at this band
Within the program: $50,000 to $600,000, up to 25% of value. Capped at 25% of your home's value: $200,000, even though your equity room is $300,000.
The provider's fees come out of the cash at closing. We'll show you the exact figures before you commit.
No monthly payments. You settle the HEI when you sell, refinance or buy it back, with the investor's share based on the home's value at that time. Available in AZ, CA, CO, FL, OH, OR, PA, TN, UT & WA.
Fills in the quiz at the top of this page. This button sends nothing.
Calculator results are estimates only and do not constitute a loan offer, pre-approval, or commitment to lend. Actual terms may vary.
Products
A program for nearly every scenario.
More programs are in the tabs at the top. Need something else? Call or text (949) 401-7593.
- Our Most Popular Product
5-Day HELOC
Qualify on household income, no income docs at 680+ on lines of $150K+, keep your low-rate first mortgage
See HELOC options → - ★ Self-Employed
P&L Loan
Your accountant prepares a profit and loss, and that income qualifies you
See P&L Loan options → - Investors
Investment (DSCR)
The rent qualifies, not your W-2
See DSCR options → - Cash In Hand
Refinance / Cash Out
Pull cash out for your next investment, or roll your debts into one loan
See Refinance options → - Buy & Hold
Rental Property Loan
Long- or short-term rentals, 1–4 units: the rent qualifies, 20% down to buy
See Rental Loans options → - Speed
Hard Money
Asset-based: close in days, not months. Purchase or refinance
See Hard Money options → - Strong Credit
Conventional
620+ credit. Up to 80% LTV cash out, 95% LTV rate and term
See Conventional options → - Primary Residence
FHA Loan
3.5% down at 620+. Up to 80% LTV cash out, 97.5% LTV rate and term
See FHA options → - Veterans
VA Loan
Veterans and active duty: 0% down at 620+, no PMI, up to 100% LTV
See VA options → - No Monthly Mortgage Payment
Reverse Mortgage
55+: equity access, no monthly mortgage payment
See Reverse options → - Bank Deposits
Bank Statement
Your bank deposits qualify you, not your tax returns
See Bank Statement options → - No Income Docs
No-Ratio
Investment properties: 680+ credit, no income docs, up to 65% LTV
See No-Ratio options → - Buying a Home
Purchase
Get pre-approved for your next home
See Purchase options → - Let the quiz decide
Not Sure? Show Me Options
Fill out the quiz and Arran will personally match your scenario to the right program you qualify for
Find my program →
Our Process
From first question to funded, in four steps.
No guesswork. No pressure. Just a clear path to the right loan.
- 1
Tell us your scenario
Answer a few questions online in about 60 seconds, or call or text (949) 401-7593. Seeing your options takes no hard credit pull.
- 2
We shop your options
We shop your scenario across many lenders and lay out the trade-offs plainly, so you can pick the fit.
- 3
Apply and get approved
Complete the full application. We tell you up front which documents your program needs, and nothing more.
- 4
Close, and keep us on call
Sign and fund. When the next purchase, refinance or line of credit comes up, you already know who to call.
Guides
Go deeper before you decide.
Plain-English guides with the same numbers the quiz uses.
FAQ
Frequently Asked Questions
Common questions about Home Equity Investment (HEI) loans.
Get Started Today
Straight answers, fast.
Check your HEI options in about 60 seconds with no hard credit pull, or call or text and talk it through with Arran's team.
Rather pick a time? Book a call
West Capital Lending, Inc. is an Equal Housing Lender. We do not discriminate on the basis of race, color, religion, national origin, sex, handicap, or familial status.