LendResearch Loan Coach
We're your loan strategist, on your team. We work for you, not the lender.
Buying a home, refinancing or pulling cash out is one of the biggest financial moves you'll make. Most people have never done it before, and even seasoned investors aren't always sure what lenders want to see or how the process works. LendResearch knows the banks, brokers and lenders across the country and has a pulse on the market. We guide you, answer your questions and help you feel confident from start to finish.
Pre-Loan Game Plan: $499
Before you apply: purchase, refinance or cash-out. One 30-minute call. We look at your scenario, answer your questions, and help you get your documents in order before you talk to a lender. We'll show you what can help you qualify for a better rate. If you'd like lender recommendations, we'll share a few that fit your scenario.*
*We don't get you a loan, and we can't guarantee you'll qualify for one or for a specific rate. Every lender makes its own decision. Some scenarios are tough, and we may not have a lender to recommend for yours. Either way, we'll give you honest advice about your situation and clear steps to prepare. Payment is upfront and isn't refunded if you don't qualify or if we don't have a lender to recommend.
Contract to Close: from $999
Once you're under contract, or once you've picked your lender for a refinance or cash-out. Two calls, and we're on your team the whole way.
- Call 1: Get loan ready. Once you're under contract or have picked your lender, things start moving. We get you organized for the loan process: what the lender will ask for, which documents to have ready, what happens next and when. Bring every question.
- On your team the whole way. We're on the emails with you through the process, with replies within 1 business day. You get your own LendResearch email address to add to the thread with your agent and loan company. When something comes up and you're not sure what it means or what to do next, we're a message away.
- Call 2: Get closing ready. Right before closing, everything moves fast and there's a lot to sign. We walk you through what to expect, answer your questions and help you get to a smooth closing.
How Contract to Close works
- Tell us your scenario and pay your invoice by bank transfer.
- Send us your signed purchase agreement. For a refinance or cash-out, send your lender's name and your loan officer's contact details. We start once we have it.
- We send you your LendResearch email address and a short intro email to add us to the thread with your agent and loan company.
- Book Call 1 now. Book Call 2 once your closing date is set.
Pricing
Flat fees, paid by you. Contract to Close is priced by the number of units, the same whether you'll live there or rent it out.
| Service | Price |
|---|---|
| Pre-Loan Game PlanOne 30-minute call before you apply. | $499 |
| Contract to Close: Single-family, condo or townhomeTwo 30-minute calls plus email support through closing. | $999 |
| Contract to Close: 2-familyTwo 30-minute calls plus email support through closing. | $1,299 |
| Contract to Close: 3-familyTwo 30-minute calls plus email support through closing. | $1,499 |
| Contract to Close: 4-familyTwo 30-minute calls plus email support through closing. | $1,999 |
| Contract to Close: 5 to 10 unitsTwo 30-minute calls plus email support through closing. | $2,999 |
| Extra call30 minutes, any time you need more help. | $499 |
| Land, new builds, mixed use, 11+ units and commercialTell us your scenario and we'll email you a quote. | Quote |
Each call runs up to 30 minutes. Calls must be used within 6 months of purchase. The fee is paid upfront and is kept whether or not your loan closes. Need more time? Add a 30-minute call any time for $499.
Tricky situations we help with
Standard pricing by unit count applies.
- Self-employed: bank statement, 1099 and P&L loans
- DSCR rental loans, including Airbnb and short-term rentals
- Recent bankruptcy, foreclosure or short sale
- Credit under 620
- ITIN borrowers, foreign nationals and visa holders
- Non-warrantable condos and condotels
- Unique homes: log, dome, acreage, manufactured
- First-time buyer programs and down payment assistance
- HELOCs and home equity loans
More we can help with
Got a project or a loan that doesn't fit the box? Tell us your scenario and we'll email you a quote.
- Luxury and jumbo homes
- New builds and construction loans
- Land and lots
- Fix and flip, rehab and hard money
- Renovation loans
- Condo conversions
- Apartment buildings and mixed use
- Office, retail and other commercial property
- SBA loans for your business's building
- Bridge loans and buying before you sell
- Blanket and portfolio loans
- Permitting and zoning ahead of a project
Luxury and jumbo homes
Jumbo loans play by different rules. Lenders look harder at reserves, income and the appraisal, and terms can vary a lot from one lender to the next. We help you get organized, understand what a jumbo lender will ask for, and go into the process prepared, whether it's your primary home, a second home or an investment property.
New builds and construction loans
Building is a different kind of loan, whether it's your own home or a ground-up spec build. There are draws, inspections, builder contracts, and a point where the construction loan turns into your permanent mortgage. We help you understand how construction financing works, what lenders want to see from you and your builder, and how to plan for the timeline so there are fewer surprises.
Land and lots
Land loans are harder to find and usually need more money down than a home loan. Raw land, buildable lots and land you plan to build on are all treated differently. We help you understand your options and get ready before you talk to a lender.
Fix and flip, rehab and hard money
Speed matters on a flip, and so do the points, fees and draw rules. We help you understand how hard money and rehab loans work, what lenders look for in your experience and your numbers, and what to ask before you commit.
Renovation loans
Programs like FHA 203k and HomeStyle let you finance the purchase and the repairs in one loan, but they come with contractor and paperwork rules. We help you understand how they work and get organized before you start.
Condo conversions
Turning a multifamily into condos means financing the purchase, the construction and the sellout. Our founder has converted multifamilies into condos, so we help you think through the financing at each stage and what lenders want to see.
Apartment buildings and mixed use, including 100+ units
Larger apartment and mixed-use buildings are commercial loans. Lenders focus on the property's income, your experience and your business plan, and options range from banks and credit unions to agency, bridge and private lenders. We help you understand the landscape and get your deal ready.
Office, retail and other commercial property
Office, retail, self storage, hotels, mobile home parks and other commercial properties each have their own lending rules. We help you understand how lenders look at your property type and what to have ready.
SBA loans for your business's building
If your business will occupy the building, SBA 7(a) and 504 loans can mean a lower down payment and a longer term. We help you understand how they work and what's involved.
Bridge loans and buying before you sell
Need to buy before your current place sells? Bridge loans and other short-term options can help, but timing and costs matter. We help you understand your options and plan your move.
Blanket and portfolio loans
Own several rentals? A blanket or portfolio loan can put them under one loan. We help you understand when it makes sense and what lenders look for.
Permitting and zoning ahead of a project
Financing often depends on what you're allowed to build. We help you plan your loan around the permit and approval timeline so the money is ready when the project is. We're not zoning attorneys or engineers, so for permits and approvals, work with your local professionals.
Tell us your scenario
Every engagement starts here, so we know what we're getting into. We read it and reply by email within 1 business day with next steps and an invoice.
Disclaimer
LendResearch is an independent consulting service. We are not a law firm, lender, mortgage broker or loan originator. We don't take loan applications, quote or negotiate loan terms, or make credit decisions. You are responsible for reviewing and signing your own loan documents. Nothing we provide is legal, tax, investment or financial advice; for legal questions about your contract, title or closing, talk to a licensed attorney. We don't guarantee any rate, approval, savings or closing. We receive no compensation from any lender for recommending them. Some lenders pay to advertise or be Verified in our directory, and that never affects our recommendations.
Questions people ask
What is a loan coach?
A loan coach is on your side of a mortgage, not the lender's. LendResearch Loan Coach helps you get organized before you apply, answers your questions during the loan, and helps you get ready for closing. We are paid a flat fee by you, never by a lender.
How much does a loan coach cost?
The Pre-Loan Game Plan is $499 for one 30-minute call. Contract to Close is $999 for a single-family home, condo or townhome, $1,299 for a 2-family, $1,499 for a 3-family, $1,999 for a 4-family and $2,999 for 5 to 10 units. Extra 30-minute calls are $499. Land, new builds, mixed use, larger buildings and commercial property are quoted by email.
Is LendResearch a lender or a mortgage broker?
No. We don't take loan applications, quote or negotiate loan terms, or make credit decisions. Your lender does all of that. We're on your side to guide you and answer your questions.
Will you review or sign my loan documents for me?
No. You review and sign your own documents. We help you understand what's coming, what to have ready and what to ask, so you go in prepared.
Can you guarantee I'll be approved or get a better rate?
No. Every lender makes its own decision, and some scenarios are tough. We give you honest advice about your situation and clear steps to prepare. The fee is paid upfront and isn't refunded if you don't qualify or the loan doesn't close.
Do lenders pay you to recommend them?
No. We receive no compensation from any lender for a recommendation. Some lenders pay to advertise or be Verified in the LendResearch directory, and that never affects what we recommend.
When should I hire a loan coach?
Book the Pre-Loan Game Plan before you apply. Book Contract to Close once you're under contract, or once you've picked your lender for a refinance or cash-out. The earlier you start, the easier it is to get organized before things move fast.
How do I pay?
Send us your scenario first. We read it, then email you an invoice. You pay by bank transfer (ACH, Zelle or wire) before your first call.