Question 1

What is TQL Total Quality Lending?

Accepted Answer

TQL (Total Quality Lending) is a professional mortgage broker partnership company built by originators, for originators. We specialize in wholesale lending, DSCR loans, Non-QM products, Foreign National loans, Closed End Seconds, Hybrid Business Purpose Loans, and Prime Time loans with competitive rates and 7-day closing capabilities. We help Business Owners & Real Estate Investors grow their portfolios. Licensed under NMLS #1933377.

Question 2

What loan products does TQL offer?

Accepted Answer

TQL offers Prime Time Standard and Alt Doc loans, DSCR Investor Solutions for 1-4 units and 5-8 units or 2-8 mixed use, Foreign National Investment Property loans, Closed End Second Standard and Alt Doc products, and Hybrid Business Purpose Loans. Key features include one set of guidelines covering all Non-QM nuances, one submission process, investor-focused appraisal flow, and pricing built out with all guideline nuances upfront. All products are effective as of July 1st, 2025.

Question 3

What areas does TQL serve?

Accepted Answer

TQL serves mortgage brokers and borrowers in 45+ states across the United States, with headquarters in Carmel, Indiana. We provide nationwide broker partnership opportunities.

Question 4

What is TQL's NMLS number?

Accepted Answer

TQL's NMLS number is 1933377. Total Quality Financial, Inc. is a licensed mortgage lender serving brokers nationwide.

Question 5

How fast can TQL close a loan?

Accepted Answer

TQL offers industry-leading 7-day turnaround times from submission to closing, with dedicated account executives and proactive underwriting to ensure fast, reliable service. Our one submission process eliminates wasted time reworking files, and our investor-focused appraisal flow ensures appraisers understand investor loans and unique property types.

Question 6

How do I become a TQL broker partner?

Accepted Answer

Complete the TQL Broker Application Form available on our Forms page. Our team will review your application and contact you within 2-3 business days to discuss partnership opportunities and access to our competitive rate sheets.

Question 7

Can real estate agents partner with TQL?

Accepted Answer

Yes! TQL welcomes partnerships with real estate agents and realtors. By partnering with TQL through a licensed mortgage broker, real estate professionals can refer their clients to access competitive mortgage rates, DSCR loans for investors, Non-QM products, and fast 7-day closings. This helps real estate agents provide comprehensive service to their clients while ensuring smooth transactions.

Question 8

How can real estate agents refer clients to TQL?

Accepted Answer

Real estate agents can collaborate with TQL partner brokers to refer clients seeking mortgage financing. TQL specializes in investment property loans, DSCR products, and Non-QM solutions ideal for real estate investors. Contact our team to learn about partnership opportunities and how we can help your clients secure financing quickly with our 7-day closing capabilities.

Question 9

What benefits does TQL offer to real estate professionals?

Accepted Answer

TQL offers real estate professionals access to competitive rates, diverse loan products (DSCR, Non-QM, Foreign National, Closed End Seconds), industry-leading 7-day closings, dedicated account executives, and one submission process. Our investor-focused appraisal flow ensures appraisers understand unique property types, making transactions smoother for real estate agents and their clients.

Question 10

Does TQL offer loans for investment properties?

Accepted Answer

Yes! TQL specializes in investment property financing including DSCR loans for rental properties, short-term rental and Airbnb investments, vacation rental properties, multi-family units (1-8 units), and mixed-use properties. Our investor-focused approach means fast closings and guidelines designed specifically for real estate investors building their portfolios.

Question 11

Can foreign nationals get mortgage loans from TQL?

Accepted Answer

Yes! TQL offers Foreign National Investment Property loans specifically designed for non-US citizens looking to invest in American real estate. Our Foreign National loan products provide competitive rates and flexible documentation requirements for international investors purchasing investment properties in the United States.

Question 12

What is a DSCR loan and does TQL offer them?

Accepted Answer

A DSCR (Debt Service Coverage Ratio) loan is an investment property loan where qualification is based on the property's rental income rather than the borrower's personal income. TQL is a leading DSCR lender offering DSCR Investor Solutions for 1-4 unit properties, 5-8 unit properties, and 2-8 mixed-use properties. No tax returns or employment verification required.

Question 13

Does TQL serve Indiana, Indianapolis, Carmel, and Fishers?

Accepted Answer

Yes! TQL is headquartered in Carmel, Indiana and proudly serves mortgage brokers and real estate investors throughout Indiana including Indianapolis, Carmel, Fishers, Noblesville, Westfield, and surrounding areas. We also serve brokers nationwide in 45+ states with our wholesale lending products.

Question 14

Can I get financing for short-term rentals or Airbnb properties?

Accepted Answer

Yes! TQL offers DSCR loans that are perfect for short-term rental investments including Airbnb and vacation rental properties. Our investor-focused underwriting understands the unique income patterns of short-term rentals, and our guidelines are designed to help real estate investors finance these lucrative investment opportunities.

Question 15

What makes TQL one of the best mortgage lenders for investors?

Accepted Answer

TQL stands out as a leading lender for real estate investors because we were built by originators who understand investor needs. We offer one set of guidelines covering all Non-QM nuances, one submission process, 7-day closings, investor-focused appraisal flow, competitive DSCR rates, Foreign National programs, and dedicated support. Our specialty is helping Business Owners and Real Estate Investors grow their portfolios efficiently.

Products & Guidelines

Products & Guidelines

Products & Guidelines

Explore our loan products and access the latest underwriting guidelines and documentation requirements.

📢 Latest Update

Prime Time – Standard Doc and Alt Doc

Prime Time

Key Features:

Product Files:

Guidelines Files:

Investor Solutions – DSCR

Debt Service Coverage Ratio

Key Features:

Product Files:

Guidelines Files:

Investor Solutions – DSCR (5-8 Units or 2-8 Mixed Use)

Debt Service Coverage Ratio

Key Features:

Product Files:

Guidelines Files:

Foreign National – Investment Property Only

Foreign National

Key Features:

Product Files:

Guidelines Files:

Closed End SecondStandard and Alt Doc

Closed End Seconds

Key Features:

Product Files:

Guidelines Files:

Our Mission

Our Mission is to inspire & equip the every day American to build wealth in order to live life on purpose, to destroy evil & take back control of all areas of their lives.

Additional Resources

Rate Sheets

Scenario Desk

Training Materials