Empowering non-traditional borrowers to achieve their real estate dreams.
Foreign nationals, expats, the self-employed, investors — if a bank told you your income didn’t fit the box, you’re exactly who I finance. Flexible mortgage solutions for unique financial journeys.
- NMLS: #412470
“A rare find these days.”
Client review — Amy S. D.
Loan programs: Foreign National Loans, Expat Financing, Self-Employed Borrowers, Investment Property Loans, Super Jumbo Loans, Non-Warrantable Condo Loans, Bank Statement Loans.
Flexible mortgage solutions for unique financial journeys.
Conventional lending rewards one very particular shape of borrower — and quietly turns away everyone else.
I specialize in Non-QM — non-qualified mortgages — which simply means I qualify you on the strength of your assets, your cash flow, and the property itself. If your income is real but doesn’t fit the box, there’s almost always a way. My job is to find it.
The conventional box
- A W-2 from one employer
- Two years of tidy tax returns
- A U.S. credit history
Real life rarely looks like that — and it shouldn’t have to.
Every way to reach “yes.”
Each program is built for a borrower the traditional market underserves. Find the one that sounds like you.
A specialist, not a generalist.
Non-QM isn’t a side offering for me — it’s the entire practice. That focus is exactly what turns a complicated file into a closed loan.
I read the whole story.
Assets, cash flow, foreign income, rental projections — not just a credit score and a tax return.
Straight answers, fast.
You’ll know early which program fits and what it takes to close. No stringing you along.
I do the hard files.
Condotels, non-warrantable projects, self-employed write-offs, no U.S. credit — the “no” pile is my specialty.
Nationwide
Serving borrowers coast to coast
NMLS #412470
Licensed & verified
Non-QM
Specialist, not a generalist
STELLAR
Experience.com approval rating
See what a payment could look like.
A quick, no-strings estimate of your monthly principal and interest. Then we’ll talk through the program that actually fits your situation.
Sample estimate
$3,547/ mo
$650k · 20% down · 30 yr
Borrowers others turned away.
Real reviews from clients Pat helped to the closing table.
“Pat was very thorough with explaining what paperwork was needed to keep the process simple and moving forward.”
“What made my experience so stellar was Pat Villano. He is exceptional with prompt and clear communication. He works long hours to meet your needs. A rare find these days. Thank you, Pat!”
“Pat made everything easy. He was informative and helpful. I would highly recommend him!”
“Pat Villano is a trailblazer in alternative lending. His unwavering dedication to helping borrowers with unique financial profiles achieve their real estate goals is unmatched in the industry.”
Questions, answered plainly.
A few of the things borrowers ask most.
Non-QM stands for “non-qualified mortgage.” It simply means the loan doesn’t fit the rigid income-documentation box the government defines for conventional loans. It is not a subprime or high-risk loan — it’s a common-sense loan for borrowers whose income is real but doesn’t show up in the usual W-2 format.
Yes. Foreign National programs let international buyers finance U.S. property using their assets and the property itself, with no requirement for a U.S. credit score, Social Security number, or residency.
Absolutely — this is the heart of what I do. Bank-statement and P&L programs qualify you on the cash flow moving through your accounts rather than your net taxable income, so write-offs don’t work against you.
With a DSCR loan, qualification is based on the property’s rental income covering the payment — not your personal debt-to-income. That lets investors keep buying even after conventional lenders say they’ve reached their limit.
Straight answers, in writing.
Plain-English guides to the programs and questions that come up most.
Ready to explore your options?
Schedule a one-on-one consultation with Pat and take the first step toward your real estate goals — even if you've been told “no” before.