What Total Quality Lending does

Total Quality Lending (TQL), operating as Total Quality Financial, Inc., is a private, non-bank mortgage lender headquartered in Carmel, Indiana, founded in 2019. The company originates investor-focused, Non-QM residential and mixed-use mortgage loans through two channels: a wholesale TPO broker portal (covering 40+ states, Non-QM only) and a direct-to-borrower retail channel with a concierge/loan strategist team serving 46 states. TQL reports $1B+ in cumulative funded loan volume and 1,500+ loans closed, with a 4.9 Google rating across 500+ reviews and 4.9 across 401+ Zillow reviews.

TQL's core product suite targets real estate investors, self-employed borrowers, foreign nationals, and ITIN holders who cannot qualify at traditional banks. Flagship programs include Wealth Builder DSCR (TOTAL DSCR V), Prime Time Non-Agency, Self-Employed Experts, Multi-Fam 5-9 Units, Mixed-Use 2-8 Units, Foreign National DSCR, SoloNote investor blanket loans (3-25 properties), Total ITIN, STR Loans (with embedded AirDNA data), Hybrid Investor loans, and Closed-End Second Mortgages (both DSCR and Non-Agency). The wholesale division is built on a broker portal integrating Optimal Blue live pricing, TotalPricer (in-house pricing engine), Deal Desk scenario structuring, Quinn AI (guideline-grounded text-based help desk), and a forms library. TQL also offers retail-side tools including a DSCR calculator, STR revenue calculator, and a free investor training course. The company holds NMLS ID #1933377, California Financing Law License 60DBO-108369, Texas Mortgage Banker Registration, and state licenses across 20+ states, and is an Equal Housing Lender.

TQL generates revenue primarily through loan origination fees, secondary-market gains on loans sold, and interest income on retained loan portfolio, charging transaction-based pricing rather than recurring subscriptions. Its go-to-market leverages real estate agent partner programs, an affiliate network (real estate tech, influencers, content creators), and integrations with platforms including BiggerPockets, Baselane, Steadily, AirDNA, Guesty, Rabbu, Savvy, The Offer Sheet, and CRIBS. The company is founder-led, with no disclosed institutional funding, and reports 101-250 employees.

Name

Total Quality Lending

Legal name

Total Quality Financial, Inc.

Website

https://totalqualitylending.com

Company type

Private

Founded year

2019

Operating status

Operating

Headcount range

101–250 employees

Short description

Total Quality Lending is a private, non-bank mortgage lender specializing in Non-QM loans — DSCR, Foreign National, ITIN, SoloNote blanket, and self-employed products — for real estate investors and entrepreneurs, distributed via a wholesale broker portal and direct retail channel across 46 states.

Ownership category

akta.pro rank

Product category

Non-QM Mortgage Lending

NAICS

Real Estate Credit (522292), Mortgage and Nonmortgage Loan Brokers (52231), Mortgage and Nonmortgage Loan Brokers (522310)

SIC

Mortgage Bankers & Loan Correspondents (6162), Loan Brokers (6163)

akta.pro primary industry

Non-QM & Specialty Wholesale Lending (Bank Statement/DSCR/Alt-Doc) (FSALACAD)

akta.pro secondary industries

Non-QM / Alternative Documentation Mortgage Origination (FSALAAAJ), Wholesale Mortgage Lending (Broker Channel) (FSALACAA), Non-Agency (Jumbo/Non-QM) Mortgage Servicing (FSALAEAB)

Keywords

• Non-QM mortgage lending
• DSCR investor loans
• Wholesale mortgage broker
• Foreign national mortgages
• Real estate investment loans

Headquarters

HQ city

Irvine

HQ country

United States

HQ region

North America

Offices2 records

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

Personnel, Operations, Technology or R&D, Marketing or Sales, Others

Revenue model

1. Loan Origination Fees: TQL earns origination fees on each mortgage loan it closes. As a direct lender with in-house underwriting, it generates revenue from the spread between origination fees charged to borrowers and the cost of funds. The wholesale TPO channel also earns spread through broker-submitted loans.
2. Interest Income on Loan Portfolio: As a direct lender, TQL earns interest income on originated loans held in its portfolio or sold into the secondary market. Loan products span DSCR investor loans, Non-QM owner-occupied, Foreign National, ITIN, SoloNote blanket loans, and closed-end seconds.

Pricing tiers

Go-to-market motion2 records

Distribution channels2 records

Marketing channels6 records

Core offering

Total Quality Lending is a private direct mortgage lender that originates non-QM residential loans for real estate investors, self-employed borrowers, foreign nationals, and ITIN holders. It operates a dual distribution model: a wholesale TPO broker channel for licensed mortgage brokers (Non-QM only) and a direct-to-borrower retail channel with a concierge team. Loan products center on DSCR (rental cash flow qualification), Foreign National, SoloNote blanket, ITIN, multi-family/mixed-use, short-term rental, and Prime Time Non-Agency programs, supported by in-house underwriting and a 46-state footprint.

Product overview

Total Quality Lending is a modern wholesale mortgage lender offering a comprehensive Non-QM product suite through its TQL Wholesale division. The portfolio centers on investor-focused loan programs including the core Wealth Builder DSCR (TOTAL DSCR V), Prime Time Non-Agency, and Self Employed Experts programs. Supporting programs cover multi-family (5-9 Units), mixed-use (2-8 Units), foreign national DSCR, SoloNote blanket loans, ITIN loans, closed-end second mortgages (both DSCR and Non-Agency), STR loans, and Hybrid Investor loans. Broker-facing tools include Quinn AI (guideline-grounded help desk), TotalPricer (live pricing engine), Deal Desk (scenario pre-qualification), DSCR and STR calculators, and a Forms Library. The company operates nationwide in 40+ states with Non-QM products only through the TPO channel.

Differentiator

Problem solved

Functional benefit

Brands

• TQL Wholesale: Wholesale division of Total Quality Lending that partners with mortgage brokers on Non-QM, DSCR, CES, and Hybrid Business Purpose Loan programs.
• Quinn
• TotalPrice
• Flash Submit
• Deal Desk

Products and services

• DSCR Loans (Wealth Builder DSCR / TOTAL DSCR V) Core loan program qualifying real estate investors using rental property cash flow instead of personal tax returns. Available for first-time investors through entity lending, multi-unit properties, condotels, and non-warrantable condos, with standard and alt-doc paths.
• Prime Time Non-Agency Loans Non-QM program for borrowers outside agency guidelines with flexible terms. Offers up to 90% LTV, loans from $150K to $4M, FICO from 620, DTI up to 55% on Primary with comp factors, covering Primary, Second Home, and Investment with multiple income documentation options.
• Self Employed Experts (Bank Statement / 1099 / P&L Loans) Full suite of alternative income documentation loans for self-employed borrowers and independent contractors who cannot qualify using tax returns. Includes 12- or 24-month bank statements, 1099 only, P&L only, written VOE, and asset utilization. Supports LLC, S-Corp, and Sole Prop entities with up to 90% LTV and loans to $4M.
• Bank Statement Loans Non-QM loan using 12 or 24-month bank statements to qualify self-employed borrowers. Expense factor as low as 30% with no tax returns required, supporting LLC, S-Corp, and Sole Prop entities.
• 1099 Mortgage Prime Time path for independent contractors using 1099 income documentation. Supports 1- or 2-year 1099 with a fixed expense ratio of 10%.
• Foreign National DSCR Loans DSCR program for foreign nationals investing in U.S. real estate without U.S. credit or income documentation. Driven by property cash flow with minimum DSCR of 0.75, up to 75% LTV, loan amounts to $2M, with ITIN and Canadian citizen accommodations.
• SoloNote (Investor Blanket Loans) Investor blanket loan allowing consolidation of 3–25 standalone properties into a single note. No income, employment, or DTI required, with up to $3.5M loan amount, $2.5M cash in hand, interest-only options, and LLC/Corp/Trust vesting allowed.
• Total ITIN Loans Full-Doc and Alt-Doc financing for ITIN borrowers on primary and second homes. Loan amounts from $150K to $1.5M with FICO from 660, up to 80% purchase and 75% cash-out, supporting W2/Tax Returns, Bank Statements, 1099, or WVOE documentation.
• Multi-Family DSCR (5-9 Units) Small-balance multifamily DSCR program for 5–9 residential units requiring DSCR ≥1.150, domestic LLC vesting with personal guarantor. Investment only, max 2 vacant units at 75% market rents, with loan amounts to $2.5M.
• Mixed Use (2-8 Units) Loans Mixed-use and residential mixed-use program for 2–8 unit properties with commercial usage limited to retail, office, or restaurant. Commercial space must not exceed 50% of total usable area, with up to 75% purchase, 65% cash-out, and loan amounts to $2M.
• Short-Term Rental (STR) Loans Short-term rental DSCR program for Airbnb/VRBO investors qualifying on property cash flow. Accepts STR income documentation including AirDNA Rentalizer reports, 12-month rental history, and bank statements, with no previous Airbnb history required and condotel/non-warrantable condo support.
• Investor DSCR 2nd Mortgage Closed-end second mortgage for investors tapping trapped equity behind an existing first lien. DSCR ≥1.00 fully amortizing, loan amounts $75K–$500K, FICO from 680, up to 80% CLTV, with no reserves required.
• Non-Agency 2nd Mortgage Income-qualifying closed-end second lien with loan amounts $50K–$1M. CLTV to 90% on Primary, combined loan amounts up to $5M, supporting Full Doc, Bank Statements, P&L Only, and IO options with no minimum reserves.
• Conventional Loans Standard conforming mortgage loans for qualified borrowers meeting agency guidelines, offered through TQL's direct retail channel.
• Hybrid Investor Loan Hybrid DSCR for blended investor income. Up to 85% purchase, 80% cash-out, loan amounts to $3.5M, with DSCR allowed down to 0.50 (No Ratio) and overlays for STR, Foreign National, Condotel, and Non-Warrantable Condo.

Quantifiable outcome

• 1,500+ loans closed; $1B+ funded; 46+ states served; 4.9/5 Google rating with 500+ reviews

Named customers9 records

Segments5 records

Ideal customer profiles4 records

Technology focussed Yes

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

AI capability2 records

Partnerships

Eleven partnerships are on record, tiered core and minor.

• AirDNAcoreTechnology or IntegrationAirDNA is an STR analytics and data platform. TQL explicitly accepts AirDNA Rentalizer reports as qualifying documentation for DSCR loans on short-term rental properties (purchase transactions; gross rents = revenue projection × 0.80; 12-month forecast dated within 90 days; Market Score ≥ 60). This is a documented product integration where AirDNA data feeds directly into TQL's underwriting process.
• BiggerPocketsminorGTM or Marketing PartnerBiggerPockets is a real estate investing education platform with millions of members. TQL displays BiggerPockets as a customer logo on its homepage, suggesting a marketing/referral partnership. The platforms share an overlapping audience of real estate investors seeking financing.
• BaselaneminorGTM or Marketing PartnerBaselane is a banking platform designed for real estate investors. TQL displays Baselane as a customer logo on its homepage, suggesting a referral or co-marketing relationship targeting shared investor customers.
• SteadilyminorGTM or Marketing PartnerSteadily is a landlord insurance platform. TQL displays Steadily as a customer logo on its homepage, suggesting a referral or co-marketing relationship targeting shared investor/landlord customer segments.
• RabbuminorGTM or Marketing PartnerRabbu is a real estate investment platform. TQL displays Rabbu as a customer logo on its homepage, suggesting a referral or co-marketing relationship targeting shared real estate investor customers.
• SavvyminorGTM or Marketing PartnerSavvy is a real estate investing education platform. TQL displays Savvy as a customer logo on its homepage, suggesting a marketing/referral partnership targeting shared investor audiences.
• The Offer SheetminorGTM or Marketing PartnerThe Offer Sheet is a real estate media/content platform. TQL displays The Offer Sheet as a customer logo on its homepage, suggesting a content/marketing partnership.
• CRIBSminorGTM or Marketing PartnerCRIBS is a real estate technology platform. TQL displays CRIBS as a customer logo on its homepage, suggesting a marketing/integration partnership.
• Real Estate Agents (Partner Program)coreChannel Partner/ Reseller/ DistributorTQL operates a formal partner program for real estate agents, providing them with investor-focused concierge support including deal analysis, tax benefit guidance, rapid pricing, and a seamless financing experience for their investor clients. The program positions TQL as an all-in-one investor assistant for agents.
• Mortgage Brokers (TPO Wholesale)coreChannel Partner/ Reseller/ DistributorTQL's primary wholesale channel. Licensed mortgage brokers submit Non-QM, DSCR, CES, and Hybrid Business Purpose loans through the TQL TPO portal. Brokers receive dedicated senior AE support, live Optimal Blue pricing, Quinn AI, deal desk access, and onboarding in ~5 business days. This is TQL's core distribution partnership model.
• Affiliates (Real Estate Tech, Influencers, Content Creators)minorGTM or Marketing PartnerTQL's affiliate program targets real estate tech companies, platforms, influencers, content creators, investor education websites, and financial advisory platforms. Affiliates gain access to co-branded marketing materials, transparent referral tracking, and dedicated support. Partners can expand their offerings by providing TQL's lending solutions to their audiences.

Scale indicators5 records

Recent moves6 records

Expansion highlights5 records

Direct peers

• Deephaven Mortgage: Deephaven is a non-QM wholesale and correspondent lender specializing in DSCR, non-conforming, and second-lien investor products. Closely comparable to TQL on Non-QM product mix, broker distribution, and investor borrower focus.
• Angel Oak Mortgage Solutions: Angel Oak Mortgage Solutions is a leading wholesale Non-QM lender offering DSCR, bank statement, and other alternative-doc programs to brokers nationwide. Directly comparable to TQL on product set, broker channel, and target borrower segments.
• Verus Mortgage Capital: Verus is a Non-QM correspondent and wholesale investor that funds and securitizes Non-QM loans including DSCR, non-conforming, and bank statement products. Comparable to TQL on product mix and Non-QM wholesale distribution.
• Kiavi (formerly LendingHome): Kiavi is a tech-enabled private lender focused on DSCR and bridge financing for real estate investors. Comparable to TQL on investor borrower focus, DSCR underwriting, and technology-driven origination.
• Sprout Mortgage: Sprout Mortgage is a wholesale Non-QM lender with DSCR, bank statement, and ITIN programs distributed primarily through brokers. Comparable to TQL on wholesale channel focus and Non-QM/DSCR product specialization.
• A&D Mortgage: A&D Mortgage is a wholesale and direct Non-QM lender with a strong DSCR franchise and broad state coverage. Comparable to TQL on wholesale broker model, DSCR product depth, and rapid growth trajectory.
• HomeXpress Mortgage: HomeXpress is a Non-QM-focused wholesale and retail lender specializing in DSCR, bank statement, and Foreign National products for investors. Closely comparable to TQL on product mix, channel model, and target borrower segments.

Broad incumbents

• NewRez (formerly New Penn Financial): NewRez is a top-10 U.S. mortgage lender with a wholesale division offering Non-QM and specialty products alongside conventional and government. Comparable to TQL on wholesale Non-QM offering though part of a much broader origination franchise.
• loanDepot Wholesale: loanDepot operates a national wholesale channel that includes a Non-QM suite for brokers. Comparable to TQL on wholesale broker distribution model, though loanDepot's scale and product breadth extend well beyond Non-QM.
• Carrington Mortgage Services: Carrington is a large multi-channel lender offering government, conventional, and a deep Non-QM suite including DSCR and bank statement products. Comparable to TQL on Non-QM product breadth though operates at materially larger scale.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

Compliance1 record

Revenue estimate

Valuation estimate

Number of profiles

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Total Quality Lending