Buy Investment Property Without Your W‑2
And find the down payment you did not know you had — even if your bank already said no, and even if your tax returns make you look broke on paper.
Start My 2-Minute Deal Check🔒 No credit pull · No obligation · Instant preliminary read
You want the property. The bank wants your pay stubs.
- Your bank pre-qualified the deal — then declined it in underwriting
- "Send two years of tax returns" — that you write off to zero
- A rate quote nobody would explain
- "No" with zero explanation of why
- Waiting for a raise to qualify
- The property qualifies primarily on its RENT — not your returns
- DSCR programs skip your personal tax returns and W‑2s — that is the whole point
- Every term in plain English before you sign anything
- A preliminary read in about 2 minutes, and the WHY behind it
- Qualifying on the deal you found, starting today
This was built for you if…
- You are self-employed and your write-offs hide your real income
- A lender already told you no — and it did not feel right
- You own a rental and want the equity working on the next one
- You are buying your first investment property and want a straight answer
- You want to close in an LLC and scale past four doors
- You are not sure you are ready — you just want a real number, not a pitch
Real properties. Real financing. Real answers.
Purchase • Refinance • Cash-Out • 1–4 Unit & Condo • Mixed-Use & Commercial • SBA & Business
If the deal makes sense, there is a program for it.
Purchase & Refinance · Up to 85% LTV Available · Loans from $250K to $5M · SBA 7(a) & 504 Programs Available · Close in as Fast as 10 Days*
*Timing varies by transaction. All programs subject to underwriting, qualification, and program requirements.
Not buying property — buying a dream? SBA & business lending helps you start, buy, or grow the business itself.
Carwash · Laundromat · Café · HVAC Fleet · Barbershop · Learning Center — The American Dream, funded here
What you will know two minutes from now.
🔒 Self-reported numbers only. Nothing touches your credit. Mike personally reviews every Deal Check before any program options or terms are discussed.
The Investor Funding Cheat Sheet
HELOC, cash-out refi, 401(k) loan, partners, seller concessions: 5 potential down-payment sources investors explore, in plain English. Delivered instantly with your Deal Check results.
How the Deal Check works
- Answer 10 quick questions about the property and the deal — about 2 minutes, no documents
- Get your instant preliminary read — fundable, almost, or not yet, with the reasoning
- Mike personally reviews every Deal Check and reaches out with real numbers — no call center, no scripts
- Move when YOU are ready — 30 days or 6 months, you will know exactly what to do next
How this financing really works — in plain English.
Ten questions every investor asks, answered straight. No jargon, no sales pitch. Watch it before or after your Deal Check.
"Mike and his team have helped me so much as a first time investor… My equity is making me money and cash flow. What a blessing and already working on my second 4plex."
— Ann C. · First 4-Plex Purchase"Michael and the team at Nexgen Financial Services made my DSCR loan incredibly easy. They closed quickly, kept me updated throughout the process, and found a solution that fit my investment goals."
— David R. · DSCR"Our bridge loan needed to close fast, and Michael delivered exactly as promised. His knowledge, communication, and professionalism made the transaction seamless."
— Anthony R. · Bridge"Traditional financing wasn't an option for us, but Michael found the perfect Non-QM solution. The process was straightforward and we closed on schedule."
— Lisa T. · Non-QM"Nexgen was the only company that took the time to understand my business. Michael guided me through every step and helped secure the financing I needed to grow."
— Jennifer M. · SBAClient experiences shared with permission. Individual results vary.
Meet Mike Beyer
Mike has spent more than 35 years funding the deals banks walk away from — self-employed borrowers, LLC closings, investors scaling past their fourth property. He works with lenders across the country, which means your deal gets shopped, not shoehorned. When the answer everywhere else is "no," Mike's first question is "what does the rent say?"
No pressure. No credit pull. No obligation.
The Deal Check costs nothing and risks nothing. There is no hard inquiry, no sales pressure, and no obligation to move forward. If the deal does not pencil, we tell you that too — and the Cheat Sheet plus your next-steps plan are yours to keep either way. If waiting is the smarter move, Mike will tell you to wait.
🔒 No credit pull · 🚫 No pressure · 🎁 The Cheat Sheet is yours to keep — either way
Straight answers, before you ask.
No tax returns — really?
Really — on DSCR programs, qualification is based primarily on the property's rental income, not your personal income documentation. Program requirements apply, but your 1040s stay out of the spotlight.
Can I close in an LLC?
Yes — many investors do. Eligible borrowing entities such as LLCs are standard on most business-purpose programs, subject to lender and program requirements. Buying in your personal name is normal too, especially on a first property.
Will the Deal Check touch my credit?
No. It uses only the numbers you type in. Nothing is pulled, soft or hard, until you choose to move forward on a real file.
What if the rent barely covers the payment?
Close counts. A small restructure — rate, down payment, or rent adjustment — often gets a near-miss across the line. The Deal Check will tell you which lever moves your deal.
What kinds of properties?
1–4 unit investment properties and condos — investment property only — purchase or cash-out refinance. Mixed-use, small commercial, and SBA business lending are also on the menu. Some programs may consider eligible short-term-rental income, depending on the property and documentation.
How fast can I close?
Complete files often close in weeks, not months — timing depends on appraisal, title, and documentation, but the file is simpler because your personal income is not being underwritten.
I am not in New Jersey — can you still help?
Availability varies by property location and program. Take the Deal Check and Mike will confirm the available options for your state when he reviews it.
This is what it looks like when your money makes money for you.
Rent covers the payment • Cash flow covers the life
Prefer a human? No problem.
Text us
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Find out what your deal can do.
The property you are looking at will not wait for your bank to change its mind.
Start My 2-Minute Deal Check