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JULY 2026 UPDATE
What Is a HELOC? Flexible Home Equity Options for Self-Employed Borrowers, Investors, and Retirees
Written and reviewed by Jeff Miller, Broker & CEO of Truss Financial Group, 25+ Years in Mortgage, NMLS #1276077.
A home equity line of credit, or HELOC, is a revolving credit line secured by the equity in your property. You can draw funds as needed up to your approved limit, repay the balance, and potentially borrow again during the draw period. Unlike a cash-out refinance, a HELOC generally allows you to preserve your existing first mortgage rather than replacing it.
Who may qualify through Truss Financial Group? TFG specializes in home equity options for borrowers whose income or property profile may not fit conventional bank guidelines. Depending on the program, self-employed borrowers may qualify using 12–24 months of personal or business bank statements instead of tax returns. Options may also be available for primary residences, second homes, and investment properties, with qualifying credit scores starting as low as 640 on select programs.
Need a streamlined HELOC? Eligible borrowers and properties may qualify for a digital valuation instead of a traditional interior appraisal. Certain digital HELOC applications can receive a decision within minutes and fund in as little as five business days, although appraisal requirements, documentation, title conditions, underwriting, and applicable waiting periods can extend the timeline.
Are you a real estate investor or homeowner aged 62 or older? Investors may be able to qualify using rental income, property cash flow, assets, or alternative documentation. Eligible homeowners aged 62 and older can also compare TFG’s Equity Select program, which is structured without required monthly mortgage payments, with conventional HELOC and reverse-mortgage alternatives.
As of July 15, 2026, the national average HELOC rate was 7.43%, according to Bankrate’s survey of major home-equity lenders. This is a national benchmark, not an advertised TFG rate, and the rate and terms available to an individual borrower depend on credit, equity, property type, documentation, loan amount, and program availability.
Our latest home-equity lending activity:
In June 2026, Truss Financial Group closed 179 HELOCs representing $36 million in total loan volume, with an average borrower FICO score of 726. Approximately 87% of these HELOCs were secured by primary residences, while 12% were secured by investment properties. Loans were funded across 24 states, reflecting demand from both homeowners and real estate investors seeking flexible access to their property equity.
Traditional HELOCs are a nightmare for "house-rich, cash-flow-heavy" investors. Banks want to see your W2s and a low Debt-to-Income (DTI) ratio across your entire life.
The DSCR Advantage: We look at one thing, does the property pay for itself? If the rental income covers the mortgage and expenses (a ratio of 1.0 or higher), you’re qualified. At Truss Financial Group, we also do DSCR below 1 via the asset depletion method.
- No DTI Limits: Your personal debt (cars, student loans, primary mortgage) is irrelevant.
- Unlimited Properties: Once you understand the DSCR model, you can open lines of credit across your entire portfolio.
- LLC Friendly: We close in the name of your LLC to keep your personal credit clean and your liability protected.
- Max CLTV: Up to 80% (Combined Loan-to-Value).
- Property Types: 1–4 Units, Condos, and PUDs (Non-Owner Occupied).
- Minimum DSCR: As low as 0.75 (We can lend even if the property is slightly cash-flow negative).
- Loan Amounts: $50,000 to $1,000,000.
- Credit Score: 660 minimum for best rates.
- Draw Period: 10-year draw period with interest-only payment options.
1. The "BRRRR" Accelerator
Use the line of credit to fund the "Rehab" of a new property without waiting for a total cash-out refinance.
2. The Earnest Money Fund
Have "Ready-to-Go" cash to make non-contingent offers and beat out competitors in hot markets.
3. Property Upgrades
Fund a new roof or an ADU (Accessory Dwelling Unit) to increase your rent and further improve your DSCR.
Truss Financial Group's HELOC spectrum: finding your perfect fit
1. Digital HELOC
2. No Tax-Return HELOC
3. HELOC For Seniors
4. Bank Statement HELOC
5. First Position HELOC
6. No-Appraisal HELOC
See what our clients say about us
We are humbled by the kind words of our clients. And we are happy that we were the ones to help turn their mortgage goals into reality.
HELOC closed in under 15 days
Marshall was kind, patient, polite and professional with me. We got a HELOC loan and in less than 15 days they were able to do the closing! It was a great experience!
Best loan officer in 37 years of real estate
Marshall was absolutely THE BEST mortgage loan officer I've ever dealt with and I have been a Real Estate Broker for 37 years! He is knowledgeable, professional, and prompt in communication.
HELOC approved when others said no
All the other lenders turned me down but Caesar was able to get me the HELOC I needed and saved me. It was fast and is already finished.
Informative HELOC process
I worked with Reza & Delania & they were very informative regarding my HELOC and the process was easy!
Smooth HELOC and first rental purchase
Delania quickly got us done on our HELOC and has been instrumental in helping us purchase our first rental property. We will continue to work with her and the team at Truss.
Easy HELOC for self-employed
Chris was a great help and the whole experience was super easy. I needed this type of HELOC as I am self employed.
Solution when no one else would help
Marshall and Betty worked incredibly hard on our 2nd mortgage. NO OTHER company would help us the way they did. They found a solution that made sense and held our hand throughout the process.
So fast and efficient
So fast and efficient. I had. HELOC in place in less than a week.
Delania Got Us Our Loan
Delania was able to provide the amount of money we required in a reasonable amount of time with reasonable broker fees and interest rate. Also, they were able to handle my lien and I obtained the funds with perfect timing for my purposes
Truss Financial cares about their customers
Truss Financial made the whole process very smooth and made me feel like a valued customer. I highly recommend them for a HELOC loan.
This process was made easy, thank you !
This process was made easy, with prompt answers to my questions and concerns. Your team exceeds expectations...I will make sure to use you for future mortgage or line of credit. What seemed impossible you made possible!
Possibly the best mortgage related…
Possibly the best mortgage related experience in my life. Fast, courteous people to work with, thank you Ryan and the gang! I would highly recommend Truss to anyone looking to refinance, purchase or create a HELOC!
Wasn't thrilled with some of the items…
Wasn't thrilled with some of the items missed along the way (appraisal/addendums) by Champion, but from Truss perspective, everything was great. Cesar was great to work with and will be working with him and Truss in the future!
The persistence
The persistence, Betty and Jeff were very informative, this refinance was something new and also something I wasn't prepared to do. My bank called one day and said " you have a balloon payment due and we'll give you a 3 month extension. That's it. I'm appreciative of the time they took to guide me through the process.