Loan Estimates — Beyond Mortgage Lending

Loan Services · Beyond Mortgage Lending

Brokerage + capital placement, seamlessly integrated.

A full-service mortgage brokerage firm dedicated to structuring competitive, highly optimized debt solutions for residential and commercial real estate transactions. As an affiliated company of Beyond Realty, we provide seamless vertical integration of real estate brokerage and capital placement — eliminating traditional friction between purchase negotiations and loan underwriting.

Backed by a high-caliber, multi-state licensed leadership team including Sophie Zhao, our bilingual capabilities (English & Mandarin) bridge local market dynamics with global capital networks. Through institutional wholesale lenders, private capital partners, and sophisticated portfolio products, we secure structured financing, residential mortgages, and commercial debt placements engineered to maximize investor leverage and protect long-term wealth.

✓Residential mortgages — purchase, refinance, investment property
✓Commercial debt placement — retail, office, multi-family
✓Structured financing — portfolio & private capital solutions
✓Bilingual service — local buyers and international investors alike

What happens after you submit

✓1. Instant estimate. The panel fills in as you type — max loan, purchase price, monthly payment, DTI and cash to close.
✓2. Licensed review, no credit pull. A Beyond Mortgage Lending broker runs your file against wholesale, portfolio, DSCR and private-capital programs.
✓3. Answer in one business day. You receive a real pre-qualification letter plus 2–3 program options with rate, down payment and reserve requirement.
✓4. Bilingual, one team. English & 中文 — brokerage and lending desk under the same roof.

Investors and foreign nationals are welcome. Portfolio, DSCR (rent-covers-payment) and asset-based programs underwrite differently from the assumptions below — submit the form anyway, describe your situation, and we will re-underwrite it manually.

Prefer to talk first? Call (337) 967-5561 — English or 中文. Your information is never sold.

Loan Pre-Qualification Request

Free · no credit pull · answered within one business day. The six groups collapse — open the ones you can answer, and the estimate panel updates as you go.

1 · Contact 5 fields

Full name *

Phone

Email *

Buying timeline

Property address or target city

2 · Loan purpose & property drives LTV, rate & reserves

Loan purpose *

Property type

Target purchase price ($) *

Property state

Down payment (%) *

Loan amount you need ($)

Current mortgage balance ($)

Refinance goal

Loan term

Expected interest rate (%)

The rate is suggested from your credit band, loan purpose and term: purpose spread (investment +0.75%, secondary +0.25%, cash-out refi +0.25%) plus a credit-banded spread (740+ is the best-price tier; below 660 adds 0.60–1.60%). Edit it any time — the estimate re-runs on every keystroke.

3 · Income, debts & DTI the affordability test

Annual gross income, all borrowers ($) *

Before tax, everyone going on the loan: salary + regular bonus, self-employment net (per your last two tax returns), alimony / child support only if you use it to qualify. Variable income is averaged and discounted — see group 4.

Other monthly income ($)

Where it comes from

Total monthly debt payments ($) *

Monthly payment on mortgages you keep ($)

Debt payments = the minimum you actually pay each month: credit cards, auto, student, personal and business lines, alimony or child support you owe. Exclude utilities, insurance, tuition, and the mortgage you are refinancing away.

Total outstanding debt balance ($)

Back-end DTI (%) — auto-calculated

DTI = (monthly debts + estimated housing payment) ÷ gross monthly income. It fills itself in once income, debts and price are entered; lenders cap it at 43–45% (50% for some primary-residence programs) and the housing ratio alone at 31–36%.

4 · Credit & employment prices the rate

Middle credit score (FICO)

Credit events in the last 7 years

Employment type

Years in current job or business

Co-borrower on the loan?

Properties you own today

Self-employment and commission income are averaged over two years of tax returns instead of being taken at face value, and a business under 2 years old or a job under 1 year old may need a written offer letter. Those discounts are already applied to the estimate.

5 · Cash, reserves & carrying costs the cash-to-close test

Liquid assets available for down payment & reserves ($)

Checking, savings, money market and brokerage. Retirement counts at roughly 60–70% and needs a statement; undocumented cash and crypto are not counted. Leave blank to skip the cash test — the DTI and LTV limits still apply.

Source of the down payment

Maximum monthly payment you want ($)

Monthly property tax ($)

Monthly homeowners insurance ($)

Monthly HOA ($)

Flood / windstorm zone

Tax and insurance are pre-filled from county averages (Louisiana ≈ 1.0% of value per year, insurance 0.55%; Texas ≈ 1.8% per year, insurance 0.5%) — override them with the real numbers from a listing, tax bill or quote and the estimate tightens. A flood zone adds roughly $120–$450/month on the Gulf Coast.

6 · Residency & notes

Citizenship / residency status

Foreign nationals and buyers earning income outside the U.S. are approved on asset-based / ITIN programs: typically 30–40% down, 6+ months of reserves in a traceable account, and DTI tested against documented assets rather than income — the estimate switches model automatically.

Anything we should know?

Or call (337) 967-5561 — English or 中文. Submitting is not a credit application and does not pull your credit.

Estimated Borrowing Power

Live estimate — updates as you type. Uses the three tests lenders actually run (DTI, down payment / LTV, cash & reserves) and reports the tightest one.

Add your annual income and target price to see the numbers.

Lending & capital — under the same roof as your brokerage.

Brokerage + capital placement, seamlessly integrated.

What happens after you submit

Loan Pre-Qualification Request

Estimated Borrowing Power

Run the numbers before you decide.

Rental Yield Estimate

Rental Snapshot

Loan Payment Calculator

Payment Breakdown