Your One-Stop Shop for Specialty Lending

Specialty lending solutions built to help brokers close more deals with confidence.

Why partner with Luminate Bank?

Stop wasting time chasing lenders when your borrower’s scenario changes. At Luminate Bank, you don’t have to start over. Our underwriting team looks at every file with fresh eyes and works to place your borrower in the right product at the right price.


We understand the challenges of today’s lending environment—tight timelines, complex borrower profiles, and ever-changing program guidelines. That’s why we’ve built our Non-QM platform to be flexible, responsive, and fully broker-friendly.

Specialty Programs

We specialize in the loan types that keep your business competitive.


With our broad menu of Non-QM products, you’ll have options at your fingertips no matter how unique the borrower’s situation.

  • Alt-Doc – Bank statement, 1099, P&L, Asset Depletion, Asset Utilization
  • DSCR – Aggressive LTVs, DSCR below 1.0, STR rental income allowed
  • Jumbo – Use the primary wage earner’s FICO for streamlined qualification
  • Second Liens & HELOCs – Flexible equity solutions for borrowers who want to tap into home value

How to Get Started

  1. Get Approved – Connect with us on the contact form below to begin the onboarding process.
  2. Log In – Use your credentials to access TPO Connection for pricing, guidelines, and locks.
  3. Structure the Deal – Lean on our Non-QM team for scenario support; we’ll help you place the loan at the right price.

Pricing & Guidelines

  • Live Pricing: Quickly access rate sheets and run scenarios through our broker portal.
  • Guidelines: Full product matrices and overlays are available inside TPO Connection.
  • Scenario Desk: When in doubt, send us the file—we’ll work to find a solution.

Every reason you got a no.

They said no because...

  • Client only has 15% down
  • It's an Airbnb - STR income doesn't count
  • They've never owned property - no investor track record
  • DSCR came back at 0.71. We need 1.00 minimum
  • Six months of reserves? They're tapped after the down payment
  • Seller agreed to cover 5% of closing costs - over the cap
  • Down payment is coming from a family member

Luminate Bank says Yes.

  • LTV to 85%.
  • Higher leverage than most programs offer
  • Short-term rentals OK
  • STR properties are eligible, not an exception
  • First-time homebuyers OK
  • No prior ownership history needed
  • Private VOR accepted
  • No canceled checks required
  • No minimum DSCR
  • Ratios from 0.00 to 0.99 are acceptable
  • Just 3 months reserves
  • Half of what most programs require
  • Up to 6% seller concessions
  • Structure it the way it was negotiated
  • Gift funds allowed
  • Gift funds permitted toward down payment

The deal that dies everywhere else.

Here is a real-world scenario most DSCR lenders decline on ratio alone - and how it closes at Luminate Bank.

The Scenario- Most DSCR Lenders - Declined

  • Purchase Price - $410,000
  • Down payment - $82,000 20%
  • Loan amount - $328,000 80% LTV
  • Property - Single Family Residence - short-term rental
  • Borrower - First-time buyer
  • Rental history - Private VOR - no cancelled checks
  • Reserves on hand - 3 months

Luminate Bank Approved

  • Luminate Bank - ratios below 1.00 accepted. STR, first-time buyers and private VOR all OK.

Connect with our Non-QM team!

Tell us about your scenario and how we can help. We’ll get back quickly with options or next steps.

Contact Us