AmeriSave Mortgage Review 2026: An Honest Look for Borrowers & LOs

Have you ever found the perfect rental property, crunched the numbers, and realized it was a home run, only to be blocked by a mountain of paperwork from a traditional bank? I've been there. Nothing kills the excitement of a deal faster than a loan officer digging through two years of my personal tax returns and complaining about my Debt-to-Income (DTI) ratio.

But what if I told you there is a way to get a mortgage where the lender doesn't care about your personal income? They only care if the property makes money.

This is the "secret weapon" for scaling a real estate portfolio: The DSCR Loan. In this guide, I'm going to break down exactly what a DSCR loan is, how it works, and whether the trade-offs are worth it for your investment strategy.

What is a DSCR Loan?

To understand the loan, we first have to understand the metric. DSCR stands for Debt Service Coverage Ratio. In the world of commercial real estate and finance, this is a measurement used to determine if a property has enough cash flow to pay its own debts.

A DSCR Loan, therefore, is a type of Non-QM loan designed specifically for real estate investors. Unlike a conventional mortgage that relies heavily on your personal W-2 income or tax returns, a DSCR lender focuses almost entirely on the income potential of the property itself.

The Key Difference:

• ‍Traditional Loans: The lender asks, "Can YOU afford to pay this mortgage with your salary?" They look at your DTI, pay stubs, and employment history.‍
• DSCR Loans: The lender asks, "Can THE PROPERTY pay this mortgage with its rent?" They look at the property's cash flow.

These loans are strictly for investment properties (business purpose loans). You generally cannot use a DSCR loan to buy a primary residence that you intend to live in yourself.

Who is a DSCR Loan for?

DSCR loans are not for everyone, but for specific groups of people, they are a game-changer. Based on market trends and my experience, this loan product is perfectly designed for:

• ‍Real Estate Investors hitting the "Fannie Mae Limit": If you already have 4-10 financed properties, traditional banks often cut you off. Fannie Mae limits borrowers to 10 financed 1-4 unit properties total， including primary residence. Some lenders overlay stricter limits like 4-10. DSCR lenders usually have no limit on the number of loans you can hold.‍
• Self-Employed & Business Owners: If you are a freelancer or business owner, you likely maximize your tax write-offs to reduce your taxable income. While this saves you on taxes, it makes you look "poor" on paper to a traditional bank. A DSCR loan ignores your tax returns completely.‍
• Short-Term Rental Hosts (Airbnb/VRBO): Many investors use DSCR loans because they consider the projected rental income, which is often higher for short-term rentals than long-term leases.‍
• Retirees: Investors who have significant assets but no active monthly employment income.

How Does a DSCR Loan Work?

The mechanics of a DSCR loan are surprisingly simple. The lender acts more like a business partner evaluating a project than a bank evaluating a person.

The lender calculates the DSCR Ratio to see if the property is a safe bet. Here is the formula lenders use:

DSCR = Monthly Gross Rental Income / Monthly Debt (PITIA)

• ‍Rental Income: This is determined by a signed lease agreement or, more commonly, by an appraisal report (Form 1007 Rent Schedule) that estimates the fair market rent.‍
• PITIA: This stands for Principal, Interest, Taxes, Insurance, and HOA fees (if applicable).

Understanding the Score:

• ‍Ratio > 1.0: The property generates more money than it costs. (e.g., A ratio of 1.25 means the property makes 25% more than the mortgage payment). This is the gold standard.‍
• Ratio = 1.0: The property breaks even.‍
• Ratio < 1.0: The property is losing money (negative cash flow). Believe it or not, some lenders will still fund these "No-Ratio" deals, but they will require a larger down payment and charge a higher interest rate to offset the risk.

Example of DSCR Loan

Let's put this into a real-world scenario so you can see the math in action.

Imagine you want to buy a single-family rental property for $400,000. You plan to put $80,000 down as a down payment.

First, the lender looks at the costs. Let's assume your total monthly payment (Principal, Interest, Taxes, Insurance) comes out to $2,500.

Next, the appraiser assesses the local rental market and determines that this house can rent for $3,000 per month.

Here is the calculation:$3,000 (Rent) ÷ $2,500 (Debt) = 1.20 DSCR

Because 1.20 is greater than 1.0, the property is cash-flow positive. Most lenders would consider this a strong loan application and would likely approve it without asking for a single pay stub from you.

What are Pros and Cons of DSCR Loan?

While DSCR loans offer incredible flexibility, they are not perfect. In the spirit of transparency, here is what you need to weigh before signing the papers.

The Benefits

• ‍No Income Verification: No W-2s, no tax returns, and no employment history checks.‍
• Scale Faster: Since these loans don't weigh heavily on your personal Debt-to-Income (DTI) ratio, you can keep buying properties as long as you have the down payment.‍
• LLC Protection: Unlike conventional loans, most DSCR lenders allow (and sometimes prefer) you to close the loan in the name of an LLC, which provides better asset protection.‍
• Faster Closing: With less paperwork to review, these loans can often close in 2-3 weeks.

The Drawbacks

• ‍Higher Interest Rates: You pay for the convenience. DSCR rates are typically 0.5% to 1.5% higher than a standard conventional mortgage.‍
• Higher Down Payments: Don't expect 3% or 5% down. Most DSCR lenders require typically 20-25% down (75-80% LTV), up to 80% LTV (20% down) for strong credit (720+), higher if DSCR <1.0 or lower credit.‍
• Prepayment Penalties: This is a big one. Many DSCR loans come with a "Prepayment Penalty", usually for the first 1-3 years). This means if you sell the house or refinance too quickly, you pay a fee. Please always check this clause!

What are the Requirements of DSCR Loan?

Even though this is a "no-doc" loan, you can't just walk in with zero credentials. Lenders still need to manage their risk. Based on current US lending standards, here is what you generally need to qualify:

• ‍Credit Score: While income doesn't matter, your credit history does. Most lenders require a minimum FICO score, typically 620-680, varying by lender. Some accept 620, others 640-700 for best rates. A score of 700+ will get you significantly better interest rates.

• ‍Down Payment (LTV): The standard requirement is 20% down (80% Loan-to-Value). If your credit score is lower or the DSCR ratio is under 1.0, the lender might ask for 25% or even 30% down.‍
• Cash Reserves: Lenders want to ensure you can pay the mortgage even if the property sits vacant for a month or two. You typically need to show 3 to 6 months of liquid cash reserves (enough to cover the PITIA payments) in your bank account.‍
• 1007 Appraisal: You will need to pay for a specific appraisal that includes a "Rent Schedule" to officially determine the market rent.

Is It Hard to Qualify for a DSCR Loan?

Honestly, compared to the grueling process of a conventional mortgage, qualifying for a DSCR loan is significantly easier. You strip away the most stressful variables like your job, your tax write-offs, and your personal debts—and focus entirely on the asset. If the property is a good deal, the loan is usually approved.

However, because these are specialized Non-QM products, you cannot just walk into a big bank like Chase or Wells Fargo to get one. You need to work with specialized lenders who understand this niche. To get the best terms, you should shop around and find the best DSCR lenders who are currently offering the most competitive rates for your specific situation.

Conclusion

A DSCR loan is a powerful tool in a real estate investor's toolkit. It unlocks the ability to buy properties based on their potential rather than your personal history. For self-employed individuals or investors looking to scale beyond a few properties, it offers a freedom that traditional financing simply cannot match.

However, it's not "free money." You must be comfortable with a slightly higher interest rate and a larger down payment. But if the numbers work and the cash flow is positive, the premium is often a small price to pay for the speed and flexibility to close the deal.

‍

People Also Read

• ‍8 Best Non-QM Mortgage Lenders in 2026: Which to Choose?‍
• Breakdown: How Much Does It Cost to Refinance a Mortgage?‍
• 2026 Guide: How to Get NMLS License? All the Details

‍

As a loan officer who navigates the non-QM market daily, I hear the same frustration from real estate investors constantly. You go to a forum like Reddit, and the thread is filled with horror stories: a lender promised a 6.5% rate, dragged the process out for 45 days, and then killed the deal—or worse, changed the terms—three days before closing.

Finding the "best" DSCR (Debt Service Coverage Ratio) lender in 2026 isn't just about scanning a rate sheet for the lowest number. It is about certainty of execution. In this high-rate environment, a cheap rate is useless if the lender can't fund. Based on current guidelines, closing speeds, and underwriting consistency, I have analyzed the top players in the market to help you avoid the "bait and switch."

People Also Read:

• ‍Full Guide: What is a non-QM Loan? Everything to Learn‍
• 8 Best Non-QM Mortgage Lenders in 2026: Which to Choose?‍
• 2026 Guide: How to Get NMLS License? All the Details‍
• Best Mortgage Companies for New Loan Officers in 2026

Who is the Number One DSCR Lender?

If any loan officer tells you there is a single "Number One" lender for everyone, run the other way. That's not how the secondary mortgage market works. Every lender has a specific "buy box" (risk appetite). A lender that is aggressive on Airbnb properties might have terrible pricing for a standard long-term rental.

Instead of a ranking, here is a quick "Cheat Sheet" based on where these lenders are winning right now in 2026:

• ‍Best for "No Income/No Ratio" (CDFI): Change Wholesale‍
• Best for Short-Term Rentals (Airbnb/VRBO): Visio Lending‍
• Best for Fix-and-Flip Transition: RCN Capital‍
• Best for Speed & Technology: Kiavi‍
• Best for Complex Credit Profiles: Angel Oak Mortgage Solutions‍
• Best for Customer Service & Exceptions: Lendsure

6 Best DSCR Lenders to Consider In 2026

The following list isn't just based on marketing brochures. It is based on track records, funding reliability, and how they handle the underwriting process when things get complicated.

1. Change Wholesale

Change Wholesale is arguably the most unique lender on this list because of their status as a CDFI (Community Development Financial Institution). While most lenders are fighting over DSCR ratios, Change operates with a different playbook. CDFIs like Change Wholesale (part of Change Lending, a certified CDFI) are exempt from CFPB's Ability-to-Repay/Qualified Mortgage (ATR/QM) rule (12 CFR § 1026.43), allowing lighter documentation for certain loans, though they still assess repayment ability under CDFI principles.

This makes them a powerhouse for investors who might have plenty of cash flow but messy paperwork that would scare off a traditional bank. Note that as a wholesale lender, you generally need to access them through an approved mortgage broker.

Highlights:

• ‍Product Type: Community Investor & DSCR.‍
• LTV: Up to 80% on purchases (depending on FICO).‍
• Loan Amounts: Can handle Jumbo loans up to $3M+.‍
• Documentation: Extremely light doc requirements due to CDFI status.

Pros & Cons:

• ‍Pros: They can close loans that literally no one else can touch due to regulatory exemptions. Excellent for investors focusing on underserved markets.‍
• Cons: Their customer service can be "volume-based" (slower response times during peak periods). You cannot apply directly. You need a broker.

2. RCN Capital

If you have been in the investing game for a while, you know RCN Capital. They are a nationwide direct private lender that has successfully bridged the gap between "Hard Money" and long-term rental loans. In 2026, they remain a top choice for investors who are finishing a rehab project and want to seamlessly refinance into a 30-year fixed DSCR loan without changing lenders.

They are reliable, heavily capitalized, and their guidelines are very clear—they rarely issue a denial at the last minute if the file was set up correctly.

Highlights:

• ‍Term: 30-Year Fixed, ARM, and Interest-Only options.‍
• Property Types: 1-4 Units, Condos, and Townhomes.‍
• Min FICO: Generally looking for 620+.‍
• Foreign Nationals: Allowed (with specific LTV restrictions).

Pros & Cons:

• ‍Pros: They are a direct lender (balance sheet lender), meaning they have full control over their funds. Great reputation for "Flip-to-Rent" scenarios.‍
• Cons: They are strict on property condition. If your rental is in disrepair, you might need a bridge loan first.

3. Kiavi

Kiavi (formerly LendingHome) is the fintech answer to mortgage lending. If you hate phone calls and prefer uploading documents to a slick online portal, Kiavi is your best bet. They use algorithmic underwriting to speed up the process.

For experienced investors with standard single-family homes, Kiavi is incredibly fast. They rely heavily on data, often using internal valuation models that can be quicker and sometimes more generous than traditional appraisals in specific markets.

Highlights:

• ‍Speed: Closing timeline can be as short as 10-15 days.‍
• Leverage: Competitive LTVs for experienced investors.‍
• Process: 100% Online dashboard tracking.‍
• Appraisals: Often utilize advanced data analytics to streamline valuation.

Pros & Cons:

• ‍Pros: User experience is unmatched. Low fees compared to traditional hard money lenders.‍
• Cons: They are very "in the box." If your deal has hair on it (complex ownership structure, unique rural property), their algorithm might just say "No."

4. Angel Oak Mortgage Solutions

Angel Oak is effectively the grandfather of the modern Non-QM market. When everyone else pulled out of the market during past volatilities, Angel Oak kept lending. They specialize in the "story" behind the borrower. If you had a foreclosure four years ago or a bankruptcy that is just settled, Angel Oak has a manual underwriting team that actually reads the explanation letters rather than just looking at a credit score.

Highlights:

• ‍Credit Tolerance: Angel Oak's DSCR (Investor Cash Flow) programs typically require minimum FICO scores of 700 for most cases (lower middle score), with higher thresholds like 700+ for LTV ≤80%. Lower scores may apply in select non-DSCR Non-QM programs, not standard DSCR.‍
• Loan Limits: High balance options available for luxury rentals.‍
• Vesting: Full LLC and Corporation vesting allowed.‍
• Experience: One of the largest Non-QM securitization issuers in the US.

Pros & Cons:

• ‍Pros: Deep expertise. If a deal is complex, their account executives know how to structure it to make it work.‍
• Cons: Because they are a large institution, their turn times (underwriting speed) can sometimes lag behind smaller, nimbler shops.

5. Visio Lending

Visio Lending positions itself specifically as a landlord-focused lender. They were one of the first to aggressively market the DSCR program specifically for Short-Term Rentals (STRs). While many banks struggle to calculate income for an Airbnb property (often wrongly using long-term rental estimates), Visio understands how to use AirDNA data or actual 12-month remittance history to justify the income.

Highlights:

• ‍STR Focus: Specialized underwriting for vacation rentals.‍
• No DTI: They do not look at personal debt-to-income ratio.‍
• Doc Prep: streamlined closing process for entities (LLCs).‍
• Cash-Out: Aggressive cash-out options for portfolio expansion.

Pros & Cons:

• ‍Pros: They understand the vacation rental market better than most.‍
• Cons: Their fee structure can sometimes be higher (points/fees) compared to a generic bank, but you pay for the specialized underwriting.

6. Lendsure

Lendsure is famous for one thing: Pre-flighting. Before you spend $600 on an appraisal, Lendsure's underwriters will review your scenario to give you a thumbs up or down. This saves investors thousands of dollars in wasted fees. They also have a very strong "exception" policy.

If your DSCR ratio is 0.9 (meaning the rent doesn't quite cover the mortgage) but you have a 780 FICO score and huge cash reserves, Lendsure is the type of lender that might make an exception and fund the deal anyway.

Highlights:

• ‍DSCR Ratio: LendSure's standard DSCR minimum is >1.0 for 1-4 units (calculated as gross rents / PITIA). Ratios under 1.0 indicate insufficient cash flow to cover debt service, though exceptions may exist for strong profiles like high FICO/reserves, often at higher rates. "No Ratio" likely refers to alternative quals, not sub-1.0 standard.‍
• Property Types: Experienced in Condotels and non-warrantable condos.‍
• Customer Service: High-touch, dedicated account executives.‍
• Terms: 40-Year Interest Only options (to help cash flow).

Pros & Cons:

• ‍Pros: Great for "edge cases" where you barely miss the guidelines of other lenders. Excellent communication.‍
• Cons: Interest rates for their "exception" programs will naturally be higher than standard DSCR loans.

How to Choose a Top DSCR Loan Lender?

Choosing the best DSCR lender is not like shopping for a pair of shoes. It's about matching your financial profile to the lender's guidelines. When I compare lenders on a pricing engine like Loansifter, here are the critical factors I look at beyond just the interest rate:

• ‍Prepayment Penalties (PPP): This is the "gotcha" clause. Most DSCR loans come with a "5/4/3/2/1" penalty structure (5% penalty if sold in year 1, 4% in year 2, etc.). Ask if the lender offers a "Stepdown" or a buyout option. A lower rate often means a harsher penalty.‍
• DSCR Ratio Requirement: Can the lender handle a ratio below 1.0? If your rent is $2,000 but the mortgage is $2,200, lenders like Lendsure or Change might still do the deal with a larger down payment, whereas others will instant-deny.‍
• Seasoning Periods: If you just bought a house cash and want to do a "Cash-Out Refinance," how long do you have to wait? Some lenders require 6 months on title (Seasoning). Others, like RCN or Kiavi, might allow "Delayed Financing" immediately.‍
• Closing Speed: In a competitive market, can they close in 21 days? If you are buying a property off the MLS, a slow lender will cost you the deal.‍
• Credit Tiers: Understand that a 760 FICO score gets a wildly different rate than a 660 FICO. If your score is lower, focus on lenders like Angel Oak who specialize in that tier, rather than wasting time with a strict fintech lender.

Final Word

In 2026, the "best" lender is the one that actually gets you to the closing table. As an investor, you should stop viewing the interest rate as the only metric. In the DSCR world, Cash Flow is King, but Liquidity is Queen.

My advice? Don't try to navigate this alone. Many of the wholesale lenders mentioned above offer their best pricing exclusively through mortgage brokers. Find a loan officer who has access to multiple outlets, someone who can run your scenario through RCN, Angel Oak, and Change simultaneously to see who offers the best combination of leverage and rate.

‍

I remember when I first decided to look into becoming a Mortgage Loan Originator (MLO). I searched Google for a simple roadmap, but 90% of the results were just ads trying to sell me a $300 course or confusing government jargon that didn't make sense. It was frustrating.

That is why I am writing this guide. I want to cut through the noise. This is the exact, no-nonsense roadmap to obtaining your NMLS license in 2026. Whether you are looking to work for a mortgage broker or a direct lender, the core process is federal, but the execution requires attention to detail. This guide is not selling you a course. It is designed to help you navigate the NMLS Resource Center, pass the "beast" of an exam, and actually get your license active so you can start your career.

People Also Read

• ‍Best Mortgage Loan Officer Training in 2026: Which to Pick?‍
• 8 Best Mortgage Lead Generation Companies in 2026: Don't Miss‍
• [Proven] How to Generate Mortgage Leads for Free? 6 Methods‍
• 6 Best Loan Origination Software for LOs/Brokers in 2026

What is an NMLS License?

First, let's clear up a common misconception. The NMLS (Nationwide Multistate Licensing System) is just the database, and it doesn't actually "issue" the license. Your specific state government, like the DRE or DFPI in California, or the DFS in New York, issues the license through this system.

If you want to originate loans for a non-bank lender like a mortgage broker, you are required by the federal SAFE Act to be state-licensed. This is different from working at a big bank like Chase or Wells Fargo, where you only need to be "registered."

When you start this process, you will be assigned an NMLS Unique Identifier (NMLS ID). Think of this like a "Social Security Number" for your mortgage career. It stays with you for life, regardless of which company you work for or which state you move to. It allows consumers to look you up and verify your history, which is a key part of maintaining public trust in our industry.

Step-by-Step Guide: How to Obtain NMLS License?

Getting licensed involves a mix of federal mandates and state-specific rules. It can feel overwhelming, so I have broken it down into a logical 7-step roadmap.

The Roadmap at a Glance:

1. ‍Account: Create NMLS Login & Get ID‍
2. Education: Complete 20-Hour Pre-License Course‍
3. Testing: Pass the SAFE MLO Exam‍
4. Application: Submit Form MU4‍
5. Clearance: Background Checks (Fingerprints/Credit)‍
6. Sponsorship: Find an Employer‍
7. State Rules: Complete specific state requirements

STEP 1. Create an NMLS Account & Get Your ID

Your journey begins at the NMLS Resource Center. You need to request an account to get into the system. When you visit the site, look for the "Log in to NMLS" button and select "Request an Account."

You will be filing as an Individual. The system will ask for your personal information to generate your account. Once you complete this, you will immediately receive your NMLS ID number. Write this number down. You will need it for everything: signing up for classes, scheduling your exam, and eventually printing it on your business cards.

During this setup, ensure your name matches your government ID exactly. If your driver's license says "Jonathan" but you register as "John," you will be turned away at the testing center later.

STEP 2. Complete Pre-License Education (PE)

Before you can even touch the exam, federal law requires you to complete 20 hours of Pre-Licensure Education (PE). You cannot just read a book. You must take a course from an NMLS-Approved Course Provider.

The 20 hours are strictly structured:

• 3 Hours: Federal Law
• 3 Hours: Ethics (Fraud, Consumer Protection)
• 2 Hours: Non-Traditional Mortgage Lending
• 12 Hours: Electives

Most people take this online. You can choose "Online Instructor-Led", similar to a Zoom class, or "Online Self-Study." Be warned: NMLS requires a security measure called BioSig ID. You will have to draw a password with your mouse every time you log in to prove it is really you taking the course. It's annoying, but mandatory for compliance.

STEP 3. Pass the SAFE MLO Exam

This is the biggest hurdle. The SAFE MLO Test with Uniform State Content (UST) is not easy. It consists of 125 multiple-choice questions (115 scored, 10 unscored experimental), and you are given 190 minutes to finish." You need a score of 75% to pass.

Do not underestimate this test. The questions are designed to be tricky, often using double negatives or asking for the "BEST" answer among four "correct" looking options. It covers federal laws (TILA, RESPA, ECOA), ethics, and general mortgage knowledge.

What if I fail? Don't panic. You can retake it after waiting 30 days for the first three attempts. After failing a third time, you must wait 180 days before a fourth attempt. Study hard so you don't get stuck in that 6-month penalty box.

STEP 4. Apply for Your License

Once you pass your exam, you need to formally ask the state for your license. This is done by filing Form MU4 (Individual Form) inside the NMLS portal.

Log in, go to the "Filing" tab, and pay the fees. The fees usually include an NMLS processing fee around $30, a credit report fee, and the specific application fee for your state. For example, if you are applying in California via the DRE or DFPI, the state fee will be added here.

Once you submit the MU4, your license status will likely show as "Pending-Incomplete" or "Pending-Review." This is normal. It just means the state regulators are now looking at your file.

STEP 5. Complete Background Checks

Technically, you often initiate this step while filing your MU4, but it is a distinct requirement. You must authorize a Criminal Background Check (CBC) and a Credit Report.

• ‍Fingerprints: You cannot just go to a local police station. You must schedule an appointment through the NMLS-approved vendor Fieldprint, which links directly to the NMLS system, to send your prints to the FBI.‍
• Credit Report: Regulators aren't necessarily looking for a perfect 800 credit score. They are looking for "financial responsibility." If you have current tax liens, government debt, or recent foreclosures, you might have to provide a detailed letter of explanation.‍
• Disqualifiers: A felony conviction involving fraud, dishonesty, or money laundering at any time is an automatic ban. Other felonies within the last 7 years are also usually disqualifiers.

STEP 6. Find an Employer

Here is the catch that trips up many new LOs: You can pass the test and pay the fees, but your license will not become "Active" until a licensed employer sponsors you.

Until you are hired, your status will sit as "Approved - Inactive." You need to interview with Mortgage Brokers or Lenders. Once you accept an offer, their compliance manager will log into NMLS and request "Sponsorship" of your license. Once the state approves that relationship, your license flips to "Active," and you can officially start originating loans.

Also Read: Best Mortgage Companies for New Loan Officers in 2026

STEP 7. Meet State-Specific Rules

While the "Uniform State Test" (UST) covers most states, some regulators have extra homework.

For instance, to obtain a DRE MLO endorsement in California, you must hold an active DRE real estate license. Under the DFPI for CRMLA or CFL, you obtain a separate individual MLO license without needing a real estate license, but you might need specific education. Other states like Texas or Florida may have their own specific education modules (e.g., a 2-hour state law course) that must be taken in addition to the standard 20-hour PE. Always check the State Licensing Requirements Checklist on the NMLS website for your specific target state.

How Long Does It Take to Get NMLS License?

Realistically, you should budget 4 to 8 weeks for the entire process.The 20-hour course can be done in a week if you treat it like a full-time job. Studying for the exam typically takes another 2 weeks. Once you pass, the background check and state review can take anywhere from a few days to a month, depending on how backed up the FBI or state regulators are. If you have a "clean" history (no criminal hits, clear credit), the approval is usually faster.

How Hard Is It to Get NMLS?

I won't lie to you. The exam is difficult. The first-time pass rate for the SAFE MLO test is around 58%. It is generally considered harder than the Real Estate Agent exam because it is less about common sense and more about memorizing specific federal regulations and timelines (e.g., "How many days does a lender have to send a Loan Estimate?"). However, the process itself isn't "hard" technically. It's just bureaucratic. If you follow the steps and actually study for the test, it is 100% achievable.

FAQs About Getting an NMLS License

Q1. How much does it cost to take the NMLS?

National Exam fee (typically $110), NMLS processing fee ($30), Credit Report ($15), FBI Background Check (around $36.25), plus 20-hour course ($200–$400) and state fees. Total often $600–$1,000, depending on state.

Q2. How long does it take to study for NMLS?

Most successful candidates spend 2 to 4 weeks preparing. I recommend taking the exam immediately after your course while the laws are fresh in your mind.

Q3. Can I take a NMLS test online?

Yes. You can take the test online from home through the approved remote proctoring service, such as ProProctor by PSI, with strict security like room inspections via webcam. However, the security is intense. They will inspect your room via webcam, and you cannot have paper, pens, or even a watch near you.

Q4. What is the NMLS exam pass rate?

The national pass rate for first-time test takers is typically in the mid-50% range. It drops to the mid-40% range for subsequent attempts, which highlights the importance of studying correctly the first time.

Q5. Is getting a mortgage loan officer license worth it?

If you are self-driven, absolutely. The income potential is uncapped (commission-based), and with interest rates predicted to stabilize in 2026, demand for refinancing and purchases is expected to rise.

Q6. How many times can I take the NMLS test?

You can take it 3 times, with a 30-day wait between each attempt. If you fail the 3rd time, you must wait 180 days before you can book a 4th attempt.

Final Word

Obtaining your NMLS license is the barrier to entry for a lucrative career in financial services. It protects consumers and ensures you know the laws. My advice? Do not rush the education part. The laws you learn in that 20-hour course are the same ones that will keep you out of trouble when you start signing loans.

If you are ready to start, head over to the NMLS Resource Center today and create your account. The process might seem long, but ticking off that first box is the most important step you will take. Good luck!

‍