We can lend to you tomorrow. You should probably wait.
One day out of bankruptcy, we can fund you — at about 9.75%. Wait 24 months and you are looking at roughly 7.5%. On a $900,000 loan that wait is worth $518,205. We are the lender who will fund you today, and we are telling you what waiting is worth.
A credit event loan funds borrowers who are days out of a bankruptcy, foreclosure, short sale or deed-in-lieu — with no seasoning period at all. Conventional financing generally makes you wait: roughly 2 years after a Chapter 13 discharge, 4 years after a Chapter 7, and up to 7 years after a foreclosure. Non-QM does not. But the price of skipping the wait is steep — around 9.75% immediately after the event, falling to roughly 8.5% at 12 months and 7.5% at 24 months of clean payment history. On a $900,000 loan, waiting two years is worth about $518,205 in lifetime interest. Sometimes you genuinely cannot wait. Very often you can, and nobody tells you what it is worth.
Borrow today, or borrow in 24 months?
Every month of clean payment history after a credit event lowers your rate. Here is what each milestone is actually worth, in dollars.
Move this. This is the whole page.
Waiting isn't free. We count the rent against the saving.
If prices run, waiting costs you. We count that against the saving too.
In lifetime interest, if you wait 24 months.
Waiting 24 months is worth $422,759. We are the lender who would fund you tomorrow, and we are telling you this.
Every clean month lowers your rate.
This is not a favour or a negotiation. Rate improves with documented, on-time payment history after the event, on a schedule. Here is that schedule, in money.
If you genuinely cannot wait — a job relocation, a divorce, a landlord selling — we will fund you tomorrow and we will not lecture you. But you should know the number first.
Illustrative only. Seasoning requirements and pricing vary substantially by lender, credit score, loan-to-value, and the nature of the event — a medical bankruptcy and a strategic default are not viewed the same way. Conventional waiting periods (roughly 2 years post-Chapter 13, 4 years post-Chapter 7, up to 7 years post-foreclosure) can be shortened by documented extenuating circumstances. This tool models rate improvement, not approval certainty. Not a commitment to lend. Equal Housing Opportunity.
So — should you wait?
Waiting is not free. Rent is real, and if California prices run while you sit out, you lose. We count both against the saving and give you a straight answer.
Wait. It is worth $241,830.
Waiting 24 months takes you from 9.75% to 7.93% and saves $422,759 in interest. Rent and rising prices will cost you about $180,928 over that period, so net you come out roughly $241,830 ahead. Keep every payment clean, keep your job, keep your deposit intact, and come back. We are the lender who would fund you tomorrow, and we are telling you to wait. That should tell you something about the number.
From here to the keys — five steps.
No mystery, no call centre, no "we'll get back to you." Every step is exactly what happens inside it.
Four questions. No credit pull, no sign-up, no obligation.
~60 secondsWhat happensOne application goes to dozens of wholesale lenders. They compete for you.
Same dayWhat happensUnderwritten against real documents — not a soft letter any lender prints.
~24 hoursWhat happensListing agents call Adriana. She picks up. That is worth more than a bid.
Your timelineWhat happensConditions cleared, docs signed, funded. And she puts your refinance date in the file — so you drop the premium the moment you can.
To the dateWhat happensThree fresh starts. One of them waited.
Real structures, real numbers, and what we actually told them.
He could have closed the week we met. We showed him the curve and he chose to rent for another year and a half.
Sometimes waiting isn't available. We funded her, told her the number, and set a refinance date.
$310,000 of cancer treatment. Extenuating circumstances shortened the conventional wait to two years.
ADReal Estate & Mortgage Broker · GRI
Milpitas, California · Serving all 58 counties
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Don't take our word for it — click through and verify her licence yourself. We'd encourage it. Anyone who discourages you from checking is telling you something.
A licensed broker who answers her own phone.
"A broker who will tell you no is the only kind whose yes means anything."
Everything people actually ask.
How soon after bankruptcy can I get a mortgage?
With a Non-QM credit event loan, effectively the day after discharge — there is no mandatory seasoning period. Conventional financing generally requires about 2 years after a Chapter 13 discharge and 4 years after a Chapter 7, and FHA typically 2 years after Chapter 7. The Non-QM route removes the wait entirely and charges you for it.
How much does not waiting cost me?
On a $900,000 loan, roughly 9.75% immediately after the event versus about 7.5% with 24 months of clean history. That is about $1,439 more every month and roughly $518,205 more in lifetime interest. It is the single largest number on this page and it is why we lead with it.
Does the rate really improve just by waiting?
Yes, and it is mechanical rather than discretionary. Non-QM pricing tiers on months since the credit event and on payment history since. Every clean month moves you toward a better tier. It is one of very few things in mortgage finance where simply doing nothing, carefully, makes you money.
What counts as a credit event?
Chapter 7 or Chapter 13 bankruptcy, foreclosure, short sale, deed-in-lieu of foreclosure, or a loan modification. Lenders treat them differently — a short sale is generally viewed more kindly than a foreclosure, and a medical bankruptcy more kindly than a discharged pile of consumer debt.
What are extenuating circumstances?
A one-off event outside your control that caused the credit event — serious illness, the death of a wage earner, a job loss from a plant closure. Documented properly, extenuating circumstances can cut conventional waiting periods roughly in half. Almost nobody applies for this, because almost nobody is told it exists. Ask us.
Can I refinance out of a credit event loan later?
That is precisely the plan, and we will put a date on it before you sign. Once you have enough seasoning and clean history to qualify conventionally, you refinance and drop the premium. Check the prepayment penalty first — Non-QM loans frequently carry one for 3 to 5 years, and it can swallow the saving if you move too early.
Will I need a bigger down payment?
Usually yes. Expect 20–30% down depending on how recent the event is and how strong everything else looks. The more recent the event, the more equity the lender wants standing between them and the risk.
Is my credit score still important?
Yes, but it matters less than the event and the history since. A borrower one year out of bankruptcy with twelve months of perfect payments and a rebuilt 660 is often priced better than someone with a higher score and a recent late payment. What lenders are really buying is the story of what you have done since.
Stop estimating. Get the real number.
Four questions, no credit pull. You'll get your payment, your options, and an honest read on the best fit.