Your Home Loan,
Simplified.
From your first home to your next investment property, with direct access to 50+ lenders and programs most banks can't offer.
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Wholesale Lenders
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Pre-Approvals
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California
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Ryan Van Til
Mortgage Advisor · NMLS #2336853
Your Mortgage Advisor
Ryan Van Til
Your bank gives you one rate. I access over 50 through Pacific Trust Mortgage, a correspondent lender. That means we don't just find you a better deal, we control the underwriting, appraisals, and funding in-house. No waiting on a third party. When I say we close on time, I own the timeline.
My family has been in lending for 25 years. I grew up learning how loans get structured and what kills deals. One point of contact from application to keys. Real numbers on day one. If something better comes up mid-process, you hear about it.
First home, refi, investment property, self-employed, complicated tax situation. I've closed all of it. Based in San Diego, licensed across California.
How I Work
What Working With Me Looks Like
Three things I commit to on every loan I touch.
Same-Day Communication
You'll never wonder where your loan stands. I respond same-day to calls, texts, and emails, and I'll give you updates before you have to ask.
No Surprise Fees
Your rate, fees, and closing costs are locked and disclosed upfront. What you see on your Loan Estimate is what you'll see at closing. No hidden charges, no last-minute changes.
We Close On Time
I stay on top of your file so nothing stalls. Underwriting conditions, appraisals, title. I'm tracking all of it. You won't be scrambling the week before closing.
Upload Once
I use a secure portal that keeps everything organized. You send each doc once. I handle the rest.
Rate Lock Guidance
I'll tell you when to lock and when to wait based on where the market's heading and your timeline.
Your Interest First
I'll recommend the loan that fits your goals, not the one that pays me the most.
50+ Lenders
I shop the wholesale market for you. That means better rates than most banks can offer.
Everyone's goal is different. Let's find the right loan for yours.
Serving buyers, homeowners, and investors across California.
Loan Programs
There's a Program for That
First-time buyer, investor, self-employed. I've got a loan that fits. Here's what I work with.
Not sure which program fits?
Answer a few questions and I'll show you your best options, no commitment, no credit pull.
Non-QM Loans
Income doesn't tell the whole story. These programs qualify you differently, on rental income, bank deposits, or assets instead of W-2s and tax returns.
DSCR / Investor Loans
Qualify on rental income, not personal income
Designed for real estate investors. Instead of W-2s or tax returns, qualify based on the property's rental income covering the mortgage. Close in an LLC. No limit on financed properties.
Bank Statement Loans
Qualify with deposits, not tax returns
Built for self-employed borrowers whose tax returns don't reflect their true earning power. Use 12 or 24 months of personal or business bank statements instead of W-2s.
Asset Depletion
Qualify on Assets
No income needed. Qualify by dividing liquid assets over the loan term. Perfect for retirees and high-net-worth borrowers.
Interest-Only
Lower Monthly Payments
Pay only interest for the first 5–10 years. Available on jumbo and investor loans. Good for cash flow management.
Assets in Full
Large Asset Base
Have the assets to pay in full but prefer to keep liquidity? Finance while preserving your cash and investments.
Non-QM doesn't mean high risk. These programs exist because not every borrower fits into conventional guidelines. Self-employed business owners, real estate investors, retirees, and high-net-worth individuals all have real financing options.
The Process
Here's How It Works
It's simpler than you think. Four steps, and I'm with you the whole way.
Apply Online
Takes about 15 minutes. I'll send you a link to our secure portal where you can upload everything in one place. No printing, no faxing.
Get Pre-Approved
I review your file, pull credit, and get you a pre-approval letter, usually within 24 hours. You'll know exactly what you qualify for and what to expect on costs.
Lock & Process
We pick the right time to lock your rate, then I manage the underwriting process and keep you posted. If anything comes up, you hear from me first.
Close & Celebrate
We sign, we fund, you get the keys. And I don't disappear after. I'm here for questions about your mortgage for as long as you have it.
Ready to get started?
Apply online in about 15 minutes. I'll take it from there.
San Diego
Central Coast
Ryan Van Til
Mortgage Advisor · NMLS #02336853
Straightforward process. Transparent pricing. One point of contact from start to close.
Real numbers upfront, same-day responses, and a file that closes on time.
Service Area
Licensed Across California
Based in San Diego, serving buyers, homeowners, and investors statewide.
San Diego
Home base in America's Finest City. Purchase, refi, and investment loans across San Diego County.
Central Coast
Local expertise for SLO County buyers and homeowners. This is where I grew up.
All of California
Licensed statewide with access to every major loan program. Wherever you're buying, I can help.
FAQ
Common Questions
How long does the mortgage process take?
Most loans close in 21–30 days from the time we go into contract or start a refinance. Pre-approvals are typically issued within 24 hours. I manage your file proactively so nothing stalls or causes delays.
How will I know what's happening with my loan?
You'll get proactive updates at every milestone, not just when you ask. Plus you can check your loan status online 24/7 to see your current stage, next steps, and any outstanding items. No waiting for callbacks.
Will my rate or fees change before closing?
Once we lock your rate and you sign your Loan Estimate, those numbers are locked. I disclose all fees upfront so there are no surprises at the closing table. What you see on your LE is what you'll see on your CD.
Will I have to submit the same documents multiple times?
No. I use a secure digital platform (Floify) that organizes everything you upload. Your documents are tracked and stored properly. You submit each item once, and I handle the rest.
When should I lock my rate?
I'll advise you based on current market conditions, rate trends, and your specific close date. I won't leave you guessing. We'll discuss the lock/float decision together so you get the best possible outcome.
Do you charge any upfront fees?
No. There are no upfront costs to get pre-approved or to start working together. Lender fees are only due at closing and are fully disclosed before you commit.
Can I get a loan if I'm self-employed?
Absolutely. Bank statement programs let you qualify using 12–24 months of deposits instead of tax returns. DSCR loans for investment properties don't require income verification at all.
How do I know you're recommending the right loan for me?
With access to 50+ wholesale lenders, I'm not limited to one bank's products. I compare options across the market and recommend the program that fits your goals and finances, not the one that pays the highest commission.
Got questions? Let's talk.
I'm always happy to walk through your situation, zero pressure.
Resources
From the Blog
Practical mortgage insights to help you make informed decisions.
Programs Available Through
Let's Talk
Not sure where to start? Just reach out. I'm happy to answer questions before you commit to anything.
Get notified when rates drop
I'll email you when mortgage rates move significantly. No spam — just rate updates that matter.