Unlock Your Property's Potential
Flexible Second Mortgage

What is a Second Mortgage?

A second mortgage is a powerful financial tool that allows you to access the equity you’ve built in your property without affecting your first mortgage. At Independent Home Finance Inc., we have three options for our clients in California, Colorado, Texas, and nationwide. These loans are ideal for those who need rapid access to funds, whether for expanding a business, acquiring additional properties, or covering urgent financial needs.

Why Choose a Second Mortgage?

Our second mortgages offer numerous benefits for both homeowners and investors:

  • Fast Funding: Receive funds quickly—typically within 15-21 days.
  • Flexible Terms: We offer loan terms from 12 to 360 months with interest-only payment options.
  • Qualification: Documentation dependent on credit score and equity position.
  • Direct Access to Capital: Get the cash you need without refinancing your primary mortgage.

Key Benefits of a Second Mortgage

Quick Access to Cash

Funding is available within two to 4 weeks.

Low Documentation

We focus on the property’s value rather than extensive income verification.

Nationwide Coverage

Our services are available in CA, CO, TX, and throughout the U.S.

A second mortgage from Independent Home Finance Inc. provides fast, flexible access to your property’s equity for business or investment needs, without impacting your primary mortgage.

Second Mortgage Options with Independent Home Finance Inc.

Hard Money/Private Second Mortgage

For those looking for a straightforward second mortgage with fixed terms, we offer:

  • Loan Purpose: Business purposes on both non-owner-occupied properties all over the U.S. and owner-occupied in California Only. 
  • Terms: 12-192 months with interest-only payments.
  • Property Types: Multi-Unit, commercial, single-family, Condos, Townhomes and investment properties.
  • Closing Time: 3-10 business days, ensuring you have access to capital when you need it.

30 Year Fixed Rate Second Mortgage

For those looking for an established and stable term, proof of income is required, another benefit is the use of AVM (Automated Value Model) to determine the home’s value.

  • Loan Purpose: It’s a consumer purpose loan and funds can be utilized for a wide variety purposes. 
  • Terms: 5-30 year terms
  • Property types: Single Family, multi unit, condo, townhome for primary and investment purposes
  • Closing Time: 21-30 days

Reverse Mortgage Second Lien

No Payments required on this particular option You must be 66 or old and have a 680 FICO and must be used on your Primary residence.

  • Loan Purpose: Home improvement, debt consolidation wide range
  • Terms: 30 years
  • Property Types: Single Family, condo, townhome and must be your primary residence.
  • Closing Time: 21 - 30 days

Common Second Mortgage Questions:

How Does a Second Mortgage Work?

Second mortgages with Independent Home Finance Inc. are designed for business and consumer purposes. Here’s an overview of the process:

  1. Application: Provide details about your property’s current value and existing mortgage.
  2. Evaluation: We assess your property’s equity and Combined Loan-to-Value (CLTV) ratio.
  3. Approval & Funding: Receive a lump sum upon approval, typically within 10-30 days.

This type of loan holds a second lien position, meaning it’s subordinate to your first mortgage. Should you default, the first lender has priority in foreclosure proceedings.

Business Purpose vs. Consumer Purpose Second Mortgages

Independent Home Finance Inc. focuses exclusively on second mortgages for business purposes. Here’s how business and consumer purposes differ:

Business Purpose Consumer Purpose
Owner-occupied for business use (CA Only) Debt consolidation, home improvement, etc.
Investment property acquisition or renovation Rarely offered by hard money lenders
Available nationwide Not offered for personal financial needs

Our second mortgages are designed for business-related activities such as expanding a business, purchasing additional properties, or property renovations.

Key Requirements for a Second Mortgage

Here are the primary requirements for qualifying for a second mortgage with us:

  1. Existing First Mortgage: There must be an active conventional mortgage on the property.
  2. Property Equity: We typically will lend 60-90% Loan to Value.
  3. Appraised Value: Depending on scenario we can utilize an AVM, BPO or professional appraisal

Final Thoughts: Is a Second Mortgage Right for You?

If you’re looking for a fast, flexible way to access your property’s equity for business or investment purposes, a second mortgage with Independent Home Finance Inc. may be the ideal solution. We offer customized financing across the United States with a focus on California, Colorado, and Texas. Get in touch today for a free consultation, and let us help you achieve your financial goals.

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What our clients are saying

  • Mr. Kyle was responsive to my requirements and concerns with cooperation and friendliness that I appreciated. It was a pleasure doing business with him and his organization.

    Tyrone Ware Avatar Tyrone Ware

    Tim is an excellent resource on all things home finance and extremely gracious with his time and assistance with advice on how to improve one's credit profle and scores.

    James Lawrence Avatar James Lawrence

    Very helpful and so easy to talk to, highly recommend. He actually cares!

    Paul Carpenter Avatar Paul Carpenter

    Tim provided us with amazing service, we are 100% satisfied and highly recommend

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  • After speaking with Tim, I learned that while he doesn’t currently service my state, he generously shared a wealth of information and directed me to a company that can meet... read more

    dorshalee Avatar dorshalee

    Tim worked quickly and did a great job getting our loan approved and through underwriting.

    Ralph Trigg Avatar Ralph Trigg

    Tim is super helpful and very resourceful. He is very professional and knowledgeable.

    Lina Mikhal Avatar Lina Mikhal

    Tim is the best! If he can't fund your project, no one can, very, very knowledgeable too!!!

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  • If you think you can’t get a mortgage or a refi with cash out, think again. I was impossible, and it got done with no hiccups. Highly recommend!

    Daniel Avatar Daniel

    Extremely knowledgeable and willing to go extra mile. Highly recommend. Tim is a true professional in his field.

    Noah Nazzaro Avatar Noah Nazzaro

    Tim Kyle was extremely well informed and tremendously helpful. He anticipated my needs, provided well thought out feedback, and gave me answers to questions I didn't even know to ask.... read more

    Jay Daughtry Avatar Jay Daughtry

    Tim Kyle responded promptly and offered a few options for our situation. He was friendly and knowledgeable. Highly recommend Tim.

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  • Tim Kyle is extremely knowledgeable and is able to share that knowledge with you in a way that is easy to understand. I never felt like I was asking “dumb... read more

    Kathleen Gair Levin Avatar Kathleen Gair Levin

    Tim was amazing! He made what seemed impossible, possible! He sure has talent and is very knowledgeable! Will be referring more clients to him in the future!! Thanks again, Tim!

    Marianna Gutierrez Avatar Marianna Gutierrez

    I recently worked with Independent Home Finance Inc. to get a second mortgage, and I was extremely impressed. They took the time to understand my needs and walked me through... read more

    Nick Castellano Avatar Nick Castellano

    Tim is amazing to work with!! My family and I have been working with him for years and he always gets the best rates and deals. His attention to detail... read more

    Bryan Centrone Avatar Bryan Centrone
  • Tim Kyle has been my go to home finance specialist for the past 4 years. He is very detail oriented with expertise across multiple related areas. He provides... read more

    Joyce Veasley Avatar Joyce Veasley

    They did a great job getting our loan. Everything went smoothly. Thanks Again Ian and Tim, you guys are the best. Will Definitely refer anyone we know who needs your... read more

    william schulke Avatar william schulke

    To anyone seeking guidance and exceptional customer service with loans and refinancing, my wife and I highly recommend you contact Independent Home Finance, Inc, I've worked with Tim on several... read more

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    Tim was amazing in helping me get my loan done. I got denied from four other companies, who all said they couldn’t do it - but Tim figured out a... read more

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