Structure beats rate.
Joshua Sinocruz structures financing most loan officers won't walk you through — HELOCs, DSCR investor loans, and bank-statement programs, engineered around your goal.
Financing built around your goal — not a one-size box.
Three specialties for homeowners and investors the banks turn away.
HELOC & Home Equity
Tap your equity for renovations, debt consolidation, or your next investment — without touching your low first-mortgage rate.
- Up to 90% combined LTV
- Interest-only draw options
- Primary & investment properties
DSCR Investor Loans
Qualify on the property's cash flow instead of your personal income. Scale a portfolio without W-2 limits.
- No personal income docs
- Close in an LLC
- Unlimited financed properties
Bank-Statement Loans
Self-employed? Use 12–24 months of deposits to qualify — no tax returns, no add-backs headache.
- 12 or 24-month programs
- Up to 90% financing
- Business or personal accounts
Real math. Live results. No email wall.
Every calculator here runs the same formulas a lender does — try the payment estimator, then dive into HELOC, DSCR, refinance, and a full rental Deal Analyzer.
Monthly payment (PITI)
Principal, interest, taxes, insurance, and PMI in one number.
Estimated monthly payment
$3,178.27
Loan amount $400,000 · 80% LTV
The deals most lenders pass on are the ones I close.
Strategy first
We start with where you want to be in 5 years — then reverse-engineer the financing to get you there.
The whole menu
Conventional, HELOC, DSCR, bank-statement, and non-QM — so the loan fits you, not the other way around.
Move quickly
Pre-underwritten files and a tight lender network mean fewer surprises and faster closes.
Rated 5.0 by the people I've worked with.
11 verified reviews on Experience.com
“Josh and his team at West Capital worked swiftly and efficiently to do for us what at least twenty banks and mortgage companies — some of whom I'd worked with for 30 years — kept denying. They thought creatively and helped us restore our finances…”
Danny L
May 2026
“An outstanding experience working with Joshua and Keri at West Capital Lending for my cash-out refinance. From the very beginning, Josh took the time to really understand my financial situation and strategically placed me in the right program…”
Roger V
March 2026
“We recently completed a refinance with Josh, and the experience could not have been better. He made the entire process seamless from start to finish, was consistently available whenever we had questions, and communicated clearly every step…”
Violette F
December 2025
“I had to be the most skeptical client on the planet. Boy, was I wrong. Josh made everything so easy for us. His communication skills are on point and he explains everything so well — I trust him with all my finances 100%…”
Annette B
September 2025
“After wasting over a month with a big bank only to be denied, we applied for and received a HELOC all within about one week exactly. Josh was easy to talk to and work with.”
Klaus G
March 2025
“Josh was great to work with! He explained all my options clearly and listened to what I needed and what my must-haves were. He consistently followed up and made sure I was comfortable with the HELOC throughout the process…”
Rachel S
July 2024
Let's build your structure.
Tell me your goal and the numbers. You'll get a clear, no-pressure plan — and the rate that fits it.