Texas is the #1 state for corporate relocations and one of the fastest-growing rental markets in the US. BFF delivers the Non-QM depth and DSCR programs Texas brokers need — with fast underwriting, dedicated TX account executives, and the full program shelf in one wholesale relationship.
Texas Closing Notice: Texas requires mandatory Attorney review for all wet fundings. Docs requests must be submitted before 1:00 PM PT for next-day Attorney review. No same-day funding on wet closings in Texas. See Turn Times page for full cutoff schedule. Additionally, consumers may file complaints with TX SML at 2601 N. Lamar, Suite 201, Austin, TX 78705 · 877-276-5550 · sml.texas.gov.
Texas has been the #1 destination for corporate relocations for over a decade. Companies — and their employees — have flooded Dallas-Fort Worth, Austin, Houston, and San Antonio from California, New York, Illinois, and beyond. Many of these transplants are entrepreneurs, executives, and gig workers with complex income structures that don’t fit conventional loan boxes. Add Texas’s exploding rental market: DFW and Houston are two of the top five DSCR markets in the country. Texas has no state income tax, meaning investors can often service debt more easily than in comparable coastal markets. Cash flow is easier to achieve. DSCR ratios are stronger. Deals pencil where they wouldn’t elsewhere. BFF has dedicated Texas Account Executives who price TX scenarios every day, understand TX Attorney review requirements, and know which TX markets have the strongest rental demand for your DSCR borrowers.
Texas has unique closing, regulatory, and market dynamics that affect how loans originate and close. Every TX broker partner should know these.
The Texas Constitution requires Attorney review for all wet fundings. This means docs requests must be submitted before 1:00 PM PT for next-day review. There is no same-day wet funding in Texas — plan accordingly when setting closing expectations with your title company and borrowers. See Turn Times page.
Texas has strict constitutional restrictions on home equity loans under Article XVI, Section 50(a)(6). Cash-out refinances on primary residences are limited to 80% LTV maximum, and once a property has an A6 lien, it must remain A6 on all future refinances. This affects cash-out DSCR and Non-QM refinances on homestead properties. Confirm property status with title before submitting.
Texas’s 0% state income tax means investors keep more of their rental income compared to CA, NY, or IL investors. This often results in stronger DSCR ratios on comparable properties. When running scenarios for TX investors relocating from high-tax states, this is a meaningful qualification advantage worth highlighting to your clients.
BFF is registered as a Mortgage Banker with the Texas Department of Savings and Mortgage Lending (TX SML), regulated under Finance Code Chapter 157. TX brokers must hold a TX-SML Residential Mortgage Loan Originator (RMLO) license and must be sponsored by a registered mortgage banker or licensed mortgage company. Contact sml.texas.gov for licensing questions.
Texas hosts some of the largest military installations in the US — Fort Cavazos (formerly Hood), Joint Base San Antonio, Dyess AFB, Sheppard AFB, and Naval Air Station Corpus Christi. This creates a consistently high demand for VA loans in the metros surrounding these installations. BFF’s VA program has no maximum loan limit for eligible veterans.
TX brokers must hold either a TX-SML Mortgage Company License or operate under a TX Mortgage Banker Registration. Individual originators need a TX-SML RMLO license (23 hours pre-licensing education including 3 TX-specific hours) sponsored by an appropriate entity. Verify licensing at NMLS Consumer Access.
Every BFF program is available to licensed Texas mortgage brokers. Non-QM, DSCR, government, jumbo — all in one wholesale relationship.
Largest TX metro. Corporate relocations driving self-employed income demand. Strong DSCR market in suburbs.
DSCR · Bank StmtEnergy sector creates high 1099 income. Large international buyer base for Foreign National & ITIN programs.
1099 · Foreign NatlTech hub with significant stock-comp & contractor income. DSCR yields strong in surrounding suburbs.
Bank Stmt · AssetLarge military community — VA is king. Growing investor market in outer suburbs and New Braunfels corridor.
VA · DSCROil & gas industry creates strong 1099 contractor income. High earners with irregular deposits and tax write-offs.
1099 · Bank StmtLarge ITIN borrower population. Cross-border business owners with complex income documentation needs.
ITIN · Foreign NatlBusiness purpose loans for investment properties are available in Texas. These loans are exempt from consumer lending regulations.
Texas brokers need a wholesale partner that understands Attorney review timing, TX A6 restrictions, and the unique income profiles of TX borrowers. BFF is that partner.
Your AE prices TX scenarios daily, understands TX Attorney review requirements, and knows which programs work best in DFW, Houston, Austin, and SA markets.
Complete packages get an initial underwriting decision in 24–48 business hours. In Texas’s competitive purchase markets, this is the difference between winning and losing a deal.
Bank Statement, P&L, 1099, WVOE, Asset Utilization, DSCR, Cross-Collateral, Foreign National, and ITIN — every income type found in Texas has a BFF program.
BFF’s government programs serve Texas’s massive military and veteran community with competitive rates and fast turns for VA and FHA submissions.
DFW, Houston, Austin, San Antonio, Permian Basin, Rio Grande Valley — BFF lends statewide. Your TX AE knows the market dynamics of every region.
BFF’s operations team is trained on TX Attorney review requirements and TX A6 restrictions. No surprises on TX closings from a team that doesn’t know the state.
Here’s what you need to become an approved BFF broker in Texas.
All originating loan officers must hold an active Texas Residential Mortgage Loan Originator (RMLO) license issued by TX SML. The license must be sponsored by a TX-licensed or registered mortgage company. 23 hours pre-licensing education including 3 TX-specific hours required.
Your brokerage must hold either a Texas Mortgage Company License (TX-SML) or a Texas Mortgage Banker Registration. Both are accepted by BFF. Verify your company status at NMLS Consumer Access. No physical TX office required since HB 3617 (effective 9/1/21).
Submit BFF’s Broker Application Package (PDF or DocuSign) from the Resource Center. For DSCR and investment loan submissions, also complete the Business Purpose Broker Application.
Active E&O coverage is required for all BFF broker partners. Coverage details and minimum amounts are included in the Broker Application Package.
A dedicated Texas Account Executive will reach out within 1–2 business days of your completed application. You’ll receive portal access, a rate sheet, and an introduction to your TX AE who will walk you through your first submission.
Ready to close in Texas?
Yes. BFF (FlexPoint, Inc.) holds a Texas SML Mortgage Banker Registration, regulated by the Texas Department of Savings and Mortgage Lending under Finance Code Chapter 157. NMLS #243082. Consumers may file complaints with TX SML, 2601 N. Lamar, Suite 201, Austin, TX 78705, Phone: 877-276-5550. Verify our registration at NMLS Consumer Access.
The Texas Constitution requires mandatory Attorney review for all wet closings. This review cannot happen on the same day as the docs request — it must be next-day. BFF requires docs requests submitted before 1:00 PM PT to ensure next-day Attorney review. There is no same-day funding on wet TX closings. Plan your closing schedule accordingly and communicate this to your title company and borrowers. See the full Turn Times page.
Texas Article XVI, Section 50(a)(6) imposes strict rules on home equity loans on primary residences (homesteads): maximum 80% LTV on cash-out refinances, a 12-day waiting period after application, borrower must receive counseling, and once a property has an A6 lien it must remain A6 on all future refinances of that property. These restrictions apply to owner-occupied primary residences only — investment properties and DSCR loans are not affected by A6.
Yes, throughout Texas. BFF’s DSCR program goes up to $3.5M at 85% LTV for 1–4 unit properties, minimum 640 FICO. No personal income or tax returns required. Short-term rentals are eligible. Texas’s no-income-tax environment means investors often achieve stronger DSCR ratios than comparable properties in CA or NY. DFW and Houston are among the most active DSCR markets in the country.
Yes. BFF’s Bank Statement program is one of the most-used programs for TX borrowers. Texas’s massive influx of relocated entrepreneurs, tech workers, and business owners creates constant demand for non-traditional income qualification. 12 or 24 months of personal or business bank statements accepted, up to $4M at 90% LTV, minimum 620 FICO, no tax returns required.
Apply through BFF’s Become a Broker Partner page. Requirements: active TX-SML RMLO license, company TX-SML license or mortgage banker registration, active E&O insurance, and a completed Broker Application Package. Approval typically takes 1–2 business days. Your dedicated Texas AE will reach out once approved and walk you through your first submission.
Partner with BFF for fast, reliable wholesale lending in Texas. Submit a scenario or become an approved broker today.
