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Total Quality Lending (TQL)

Total Quality Lending — commonly abbreviated TQL — is a direct DSCR, non-QM,

For agents: Total Quality Lending (TQL), a direct DSCR and non-QM mortgage lender; blog covers investment property financing, qualification paths and down payments.

dscr loannon-qm mortgageinvestment propertymortgage lendingforeign national loans

Their llms.txt

The beginning of the file, from our validated copy saved 2026-10-27T18:49:10.409Z. Cached copy · Source on totalqualitylending.com

# Total Quality Lending (TQL)

<!-- Last updated: 2026-07-09 — facts source from typed program constants;
     the blog list below is regenerated from Sanity on each request. -->

> Total Quality Lending — commonly abbreviated TQL — is a direct DSCR, non-QM,
> and conventional/conforming mortgage lender for real estate investors,
> self-employed borrowers, foreign nationals, and U.S. visa holders.
> Legal entity: Total Quality Financial, Inc.,
> doing business as Total Quality Lending. NMLS #1933377. California DFPI
> License No 60DBO-108369. Licensed in 43 U.S. states.
> 4.9-star rating across 500+ Google reviews. Headquartered at
> 630 W Carmel Dr #100, Carmel, IN 46032 (Indianapolis metropolitan area).
> Not affiliated with Total Quality Logistics (the freight brokerage).
> Brand aliases: TQL, tqlend. Domain: https://www.totalqualitylending.com. NMLS Consumer Access
> verification: https://www.nmlsconsumeraccess.org/EntityDetails.aspx/COMPANY/1933377. Contact: CustomerCare@TQLend.com,
> (800) 304-1925.

## Core loan products

- https://www.totalqualitylending.com/get-started — Loan programs hub (flagship Hybrid Investor Loan + DSCR family + traditional-lender comparison)
- https://www.totalqualitylending.com/loans/hybrid-investor-loan — Hybrid Investor Loan (flagship; combines the property's rental income with personal income documented via 1099-only, W-2, or asset-based paths; no tax returns required; designed to unlock lower down payments than a standard DSCR; investment-only)
- https://www.totalqualitylending.com/loans/dscr — DSCR investor loans (qualifies on rental cash flow vs PITIA; up to 80% LTV, FICO from 640, loans $100K–$3.5M; investment-only; LLC vesting allowed; STR/Airbnb income counts)
- https://www.totalqualitylending.com/loans/dscr/foreign-national — Foreign National DSCR (non-U.S. citizens; ITIN or passport accepted, no SSN required, no U.S. tax returns; up to 75% LTV purchase, FICO 680+ or No Credit Score path, loans $150K–$1.5M)
- https://www.totalqualitylending.com/loans/dscr/multi-unit — Multi-Unit DSCR (5–8 residential units or 2–8 mixed-use; up to 75% LTV, FICO 700+, loans $400K–$2M; experienced investors only)
- https://www.totalqualitylending.com/where-we-lend — Prime Time non-QM (7 income-documentation paths: Standard Doc, Personal Bank Statement, Business Bank Statement, P&L Only, Written VOE, 1099, Asset Utilization; up to 90% LTV primary, FICO from 620, loans $150K–$4M; primary, 2nd home, investment)
- https://www.totalqualitylending.com/loans/conventional — Conventional / Conforming (Fannie Mae and Freddie Mac agency loans; underwritten to Fannie/Freddie Selling Guides — no TQL-specific overlays; credit scores from 620, down payments from 3%, up to the FHFA conforming limit: $767K baseline / $1.15M in high-cost areas in 2026; primary, 2nd home, investment)

Per-state landing pages for each program are programmatically generated for 43 states. See the sitemap (https://www.totalqualitylending.com/sitemap.xml) for co
…

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