# LenDb.ai (full text for LLMs) > Made for humans. Built for robots. Find the loan officer who gets your situation. LenDb is a free, independent database of US mortgage loan officers, structured and sourced so people and AI assistants can find the right one for a specific situation. Status: coming soon. API and MCP responses currently contain fictional sample data marked `"sample": true`. NMLS IDs in the 999xxxxxx range, 555-01xx phone numbers and example.com addresses are not real. ## What LenDb is LenDb.ai is the lender and loan officer database: a free, independent, structured record of US mortgage loan officers (MLOs) and the lenders they work for. Language models and agents are its primary readers. People get a clean, fast site on top of the same data. It is not a lender. It is not a referral service. It does not capture leads, sell leads, or track who contacts whom. No lender pays to rank higher. ## Principles 1. Bots first. Every human page has a machine-readable twin. 2. Every fact is sourced. Each field carries `source`, `source_url` and `verified_at`. 3. Neutral and explainable ranking. Every ranked list explains why each person is there. 4. No lead capture. LenDb counts aggregate page views only. 5. Stable identifiers. The NMLS ID is the primary key for people and companies. 6. Fair lending safe. Specialties describe property types, loan programs, borrower situations and languages, never protected characteristics. 7. Fast and boring. Static pages, minimal JavaScript. ## Data sources - Roster: state regulator license lists (for example Florida OFR and New York DFS), public-records requests, and federally registered loan officer lists published by banks and credit unions. - Lender sites: loan officer directory pages, crawled politely by LenDbBot/1.0 (see https://lendb.ai/bot). - Claimed profiles: loan officers can claim and enrich their own profile. Those edits are labeled self-reported. - NMLS Consumer Access is never scraped. Every profile links to it so users can verify licenses. Source values: `nmls`, `state_regulator`, `lender_site`, `claimed`, `vendor`. ## Ranking methodology For a query (specialty, location, optional language), LenDb scores each active loan officer who is licensed in the property's state: 1. Specialty evidence, the largest weight: production data, then lender page text, then self-reported, scaled by confidence. 2. Licensed in the property's state: a hard filter. 3. Language, when requested: a hard filter. 4. Proximity of the branch to the location: a soft boost, since many loan officers work remotely. 5. Experience: years licensed. 6. Profile completeness and freshness. 7. Clean record: disciplinary actions reduce the score and are always disclosed. Each result returns `reasons[]`, for example "Lists Non-warrantable condo on lender page (lender page, verified 2026-10-01)", "Licensed in FL", "11 years licensed". There are no paid boosts. ## API (https://lendb.ai/api/v1) OpenAPI 3.1: https://lendb.ai/api/v1/openapi.json. No key required. Responses are JSON. CORS is open. - `GET /api/v1/loan-officers?specialty=&state=&city=&zip=&lang=&lender=&q=&limit=`: ranked list with `reasons[]`. `specialty` may repeat or be comma separated. - `GET /api/v1/loan-officers/{nmls_id}`: full profile with per-field provenance. - `GET /api/v1/lenders?q=&state=&type=`: lenders. `type` is one of bank, credit_union, imb, broker, other. - `GET /api/v1/lenders/{nmls_id}`: one lender. - `GET /api/v1/specialties` and `GET /api/v1/specialties/{slug}`: the taxonomy. - `GET /api/v1/match?q=`: free-text situation in, parsed filters plus ranked loan officers out. ## MCP server (https://lendb.ai/mcp) Remote MCP, streamable HTTP, stateless, no auth. Add it to any MCP client with the URL https://lendb.ai/mcp. - `find_loan_officers(situation, location, language?, limit?)`: situation is free text such as "non-warrantable condo" or "self-employed, buying a duplex"; location is a city, state, or "City, ST". - `get_loan_officer(nmls_id)` - `get_lender(nmls_id_or_name)` - `list_specialties()` - `explain_specialty(slug)`: what it is, why it is hard, what to ask a loan officer. Every tool response includes `canonical_url`. ## URL patterns - `/lo/{slug}` loan officer (`.md` and `.json` twins). Slugs look like `jane-sampleton-999000001`. - `/nmls/{id}` redirects to the loan officer page. - Planned: `/lender/{slug}`, `/s/{specialty}`, `/s/{specialty}/{state}/{city}`, `/in/{state}`, `/lang/{iso}`. ## Taxonomy ### Property types #### Condo (`condo`) Financing a unit in a condominium project, which requires the lender to review the project as well as the borrower. Why it is hard: The building's budget, reserves, litigation and owner-occupancy ratio all affect approval, not just the buyer's credit. Also called: condo, condominium, condo unit, warrantable condo What to ask a loan officer: - Is this project already approved or warrantable with your investors? - What documents do you need from the HOA, and who orders the condo questionnaire? - How do you handle a project with pending litigation or low reserves? API: https://lendb.ai/api/v1/specialties/condo #### Non-warrantable condo (`condo-non-warrantable`) A condo in a project that does not meet Fannie Mae or Freddie Mac guidelines, so it needs portfolio or non-QM financing. Why it is hard: Agency loans are off the table, so only lenders with portfolio or non-QM condo programs can close these, often with larger down payments. Also called: non-warrantable condo, non warrantable condo, nonwarrantable, non-warrantable, condo not warrantable, unwarrantable condo What to ask a loan officer: - Which non-warrantable condo programs do you offer, and what down payment do they need? - What made this project non-warrantable, and does that issue disqualify it with your investors? - How many non-warrantable condo loans have you closed in this market recently? API: https://lendb.ai/api/v1/specialties/condo-non-warrantable #### Co-op (`co-op`) Buying shares in a housing cooperative corporation rather than real property, common in New York City. Why it is hard: Few lenders make share loans, and the co-op board sets its own financing and debt-to-income rules on top of the lender's. Also called: co-op, coop, cooperative, housing cooperative, share loan What to ask a loan officer: - Do you lend on co-op shares in this building, or have you before? - How do you coordinate with the co-op board package and recognition agreement? - What maximum financing does this building allow? API: https://lendb.ai/api/v1/specialties/co-op #### 2 to 4 unit property (`multi-family-2-4`) A duplex, triplex or fourplex, either owner-occupied or as an investment. Why it is hard: Rental income rules, reserve requirements and appraisal comps for small multifamily vary a lot between lenders. Also called: duplex, triplex, fourplex, quadplex, 2-4 unit, 2 to 4 unit, multi-family, multifamily, two unit, three unit, four unit What to ask a loan officer: - How much of the projected rental income can count toward qualifying? - Can I buy this with FHA or VA if I live in one unit? - What reserves do you require for a 2 to 4 unit property? API: https://lendb.ai/api/v1/specialties/multi-family-2-4 #### Manufactured home (`manufactured`) A factory-built home on a permanent foundation, financed as real property or as a chattel loan. Why it is hard: Foundation certifications, land ownership and title status determine eligibility, and many lenders do not offer these loans at all. Also called: manufactured home, mobile home, modular home, double wide, single wide, chattel What to ask a loan officer: - Do you finance manufactured homes as real property, chattel, or both? - What foundation certification and age requirements apply? - Can the land and home be financed together? API: https://lendb.ai/api/v1/specialties/manufactured #### Rural property (`rural`) Homes on acreage, in remote areas, or with wells, septic systems or agricultural use. Why it is hard: Appraisals lack comparable sales, and acreage limits, outbuildings and water or septic inspections can derail approval. Also called: rural, acreage, acres, farm, ranch, land, well and septic, countryside What to ask a loan officer: - What is your maximum acreage, and how do you treat outbuildings? - Do you have appraisers who know rural properties in this county? - Does this location qualify for USDA financing? API: https://lendb.ai/api/v1/specialties/rural #### New construction (`new-construction`) Buying a newly built home from a builder, including spec homes and homes still under construction. Why it is hard: Long closing timelines need extended rate locks, and builder incentives often push buyers toward a preferred lender. Also called: new construction, new build, builder, newly built, spec home, tract home What to ask a loan officer: - Can you offer an extended rate lock that covers the build timeline? - How do you compare with the builder's preferred lender incentives? - What happens if the completion date slips? API: https://lendb.ai/api/v1/specialties/new-construction #### Mixed-use property (`mixed-use`) A building with both residential and commercial space, such as an apartment over a storefront. Why it is hard: Residential lenders cap the commercial share of the building, and beyond that it becomes a commercial loan. Also called: mixed-use, mixed use, storefront, live work, live/work, commercial and residential What to ask a loan officer: - What share of the building can be commercial for a residential loan? - Can rental income from the commercial space count? - If this needs a commercial loan, can you do that too? API: https://lendb.ai/api/v1/specialties/mixed-use #### Condotel (`condotel`) A condo unit inside a hotel or resort that operates a rental program. Why it is hard: Agency loans exclude condotels, so financing comes from a small set of portfolio and non-QM lenders with large down payments. Also called: condotel, condo hotel, hotel condo, resort condo, condo-hotel What to ask a loan officer: - Do you have a condotel program, and what down payment does it need? - Does the rental program or front desk affect eligibility? - Can the rental income help me qualify? API: https://lendb.ai/api/v1/specialties/condotel #### Vacation home (`vacation-home`) A second home for personal use, sometimes rented out part of the year. Why it is hard: Occupancy rules decide whether it is a second home or an investment property, which changes pricing and down payment. Also called: vacation home, second home, beach house, cabin, lake house, ski condo, short-term rental, airbnb What to ask a loan officer: - Will this qualify as a second home or an investment property? - Can I rent it out part time and keep second home pricing? - How do you treat short-term rental income? API: https://lendb.ai/api/v1/specialties/vacation-home ### Loan programs #### FHA loan (`fha`) A government-insured loan with low down payments and flexible credit guidelines. Why it is hard: Lender overlays on credit score and debt-to-income differ, and property condition rules can complicate older homes. Also called: fha, fha loan, federal housing administration, 3.5% down What to ask a loan officer: - What minimum credit score do you accept for FHA, with or without overlays? - How do you handle FHA appraisal repair requirements? - What will mortgage insurance cost over the life of the loan? API: https://lendb.ai/api/v1/specialties/fha #### VA loan (`va`) A loan guaranteed by the Department of Veterans Affairs for eligible service members, veterans and surviving spouses. Why it is hard: Entitlement calculations, funding fee exemptions and VA appraisal rules reward a loan officer who closes VA loans often. Also called: va, va loan, veteran, veterans, military, service member, active duty, certificate of eligibility What to ask a loan officer: - How many VA loans have you closed in the last year? - Can you check my remaining entitlement and funding fee status? - How do you handle a low VA appraisal or the tidewater process? API: https://lendb.ai/api/v1/specialties/va #### USDA loan (`usda`) A zero down payment loan for eligible rural and suburban areas with income limits. Why it is hard: Property location and household income limits must both qualify, and USDA approval adds time to the closing. Also called: usda, usda loan, rural development, zero down rural, section 502 What to ask a loan officer: - Is this address in a USDA eligible area? - Does my household income fall under the limit for this county? - How long does USDA approval take with you right now? API: https://lendb.ai/api/v1/specialties/usda #### Jumbo loan (`jumbo`) A loan above the conforming loan limit for the county. Why it is hard: Jumbo guidelines are set by each lender, with stricter reserves, credit and documentation than conforming loans. Also called: jumbo, jumbo loan, high balance, super conforming, luxury home, above conforming limit What to ask a loan officer: - What reserves and credit score do your jumbo programs require? - Do you offer interest-only or ARM jumbo options? - Can you do a jumbo with less than 20 percent down? API: https://lendb.ai/api/v1/specialties/jumbo #### Non-QM loan (`non-qm`) Loans outside the Qualified Mortgage rules, used for borrowers or properties that agency loans cannot serve. Why it is hard: Every non-QM lender has its own guidelines and pricing, so the loan officer's investor relationships matter. Also called: non-qm, non qm, nonqm, non-qualified mortgage, alt doc, alternative documentation What to ask a loan officer: - Which non-QM investors do you work with? - Why does my situation need non-QM rather than an agency loan? - Is there a prepayment penalty, and can I refinance later? API: https://lendb.ai/api/v1/specialties/non-qm #### DSCR loan (`dscr`) An investor loan qualified on the property's rental income (debt service coverage ratio) rather than personal income. Why it is hard: Minimum DSCR ratios, rent schedules and prepayment penalties differ widely across lenders. Also called: dscr, debt service coverage, debt service coverage ratio, rental income loan, investor loan no income What to ask a loan officer: - What minimum DSCR do you require, and how do you calculate rent? - Can I close in an LLC? - What prepayment penalty options do you offer? API: https://lendb.ai/api/v1/specialties/dscr #### Bank statement loan (`bank-statement`) A non-QM loan that qualifies income from 12 or 24 months of bank deposits instead of tax returns. Why it is hard: Expense factors and deposit analysis vary, so the same statements can qualify for very different amounts. Also called: bank statement, bank statement loan, 12 month bank statement, 24 month bank statement, no tax return What to ask a loan officer: - Do you use personal or business statements, and what expense factor? - How do you treat large or irregular deposits? - How does pricing compare with a full documentation loan? API: https://lendb.ai/api/v1/specialties/bank-statement #### Reverse mortgage (`reverse`) A loan for older homeowners, usually a HECM, that turns home equity into income without monthly payments. Why it is hard: Counseling, financial assessment and heir considerations make reverse mortgages a specialty of their own. Also called: reverse mortgage, hecm, home equity conversion, reverse, h4p, hecm for purchase What to ask a loan officer: - Are you a reverse mortgage specialist, and how many have you closed? - What are the total costs, including mortgage insurance? - What happens to the home for my heirs? API: https://lendb.ai/api/v1/specialties/reverse #### Renovation loan (203k / HomeStyle) (`renovation`) A loan that finances the purchase or refinance plus the cost of repairs, such as FHA 203(k) or Fannie Mae HomeStyle. Why it is hard: Contractor bids, consultants, draw schedules and as-completed appraisals add steps many loan officers avoid. Also called: renovation, 203k, 203(k), homestyle, fixer upper, fixer-upper, rehab loan, remodel loan, chenoa renovation What to ask a loan officer: - How many renovation loans have you closed, and which programs? - How do contractor draws and inspections work? - What happens if the renovation runs over budget? API: https://lendb.ai/api/v1/specialties/renovation #### Construction loan (`construction`) Financing to build a home, often a single-close construction-to-permanent loan. Why it is hard: Builder approval, draw management and appraisals based on plans require a lender with a construction department. Also called: construction loan, build a house, build my home, construction to perm, one time close, single close, ground up What to ask a loan officer: - Do you offer one-time close construction loans? - What do you require to approve my builder? - How are draws released during the build? API: https://lendb.ai/api/v1/specialties/construction #### HELOC (`heloc`) A home equity line of credit secured by the borrower's home, usually behind a first mortgage. Why it is hard: Combined loan-to-value limits, rate structures and draw periods vary by lender, and many only offer them to existing customers. Also called: heloc, home equity line, home equity line of credit, second mortgage, home equity loan, piggyback What to ask a loan officer: - What combined loan-to-value do you allow? - Is the rate variable, and are there fixed-rate draw options? - Are there annual fees or early closure fees? API: https://lendb.ai/api/v1/specialties/heloc #### Down payment assistance (`down-payment-assistance`) State, county or lender programs that provide grants or second loans toward the down payment and closing costs. Why it is hard: Programs are local, change often, and need the lender to be approved with the housing agency that runs them. Also called: down payment assistance, dpa, down payment help, closing cost assistance, housing finance agency, hfa, grant What to ask a loan officer: - Which down payment assistance programs are you approved for here? - Is the assistance a grant, a forgivable loan, or a repayable second? - Are there income, purchase price or first-time buyer limits? API: https://lendb.ai/api/v1/specialties/down-payment-assistance ### Borrower situations #### Self-employed (`self-employed`) Borrowers who own a business or work for themselves, whose taxable income may understate their cash flow. Why it is hard: Tax write-offs reduce qualifying income, so the loan officer must know both agency self-employed rules and alternative documentation options. Also called: self-employed, self employed, business owner, own my business, entrepreneur, small business owner, sole proprietor What to ask a loan officer: - How will you calculate my income from my tax returns? - Would a bank statement or P&L loan qualify me for more? - Do I need two years of self-employment history? API: https://lendb.ai/api/v1/specialties/self-employed #### First-time buyer (`first-time-buyer`) Buyers purchasing their first home, often with low down payments or assistance programs. Why it is hard: The best options combine programs (FHA, conventional low down, local assistance) and need patient guidance through the process. Also called: first-time buyer, first time buyer, first-time homebuyer, first time home buyer, first home, never owned What to ask a loan officer: - Which low down payment programs fit my situation? - Am I eligible for any first-time buyer assistance here? - What will my total cash to close be? API: https://lendb.ai/api/v1/specialties/first-time-buyer #### Real estate investor (`investor`) Borrowers buying or refinancing rental and investment properties, including those with several financed properties. Why it is hard: Agency limits on financed properties, reserves and rental income treatment push experienced investors toward specialized lenders. Also called: investor, investment property, rental property, real estate investor, buy and hold, brrrr, portfolio of rentals What to ask a loan officer: - How many financed properties can I have with your programs? - Can I close in an LLC? - Do you offer DSCR or portfolio loans if I hit agency limits? API: https://lendb.ai/api/v1/specialties/investor #### Foreign national (`foreign-national`) Borrowers without US residency or US credit history buying property in the United States. Why it is hard: Only a few lenders accept foreign income, foreign credit references and international documentation. Also called: foreign national, non-resident, nonresident, international buyer, no us credit, overseas buyer, non-permanent resident What to ask a loan officer: - What documents do you accept to verify foreign income and credit? - What down payment and reserves do foreign national loans need? - Can funds come from an overseas account? API: https://lendb.ai/api/v1/specialties/foreign-national #### ITIN borrower (`itin`) Borrowers who file taxes with an Individual Taxpayer Identification Number instead of a Social Security number. Why it is hard: Agency loans require a Social Security number, so ITIN loans come from a limited set of portfolio and non-QM lenders. Also called: itin, itin loan, individual taxpayer identification number, no social security number, no ssn What to ask a loan officer: - Do you offer ITIN loans, and what down payment do they need? - How do you verify my income and credit history? - Can I refinance into a different loan later? API: https://lendb.ai/api/v1/specialties/itin #### Low credit score (`low-credit`) Borrowers with credit scores below typical conventional minimums. Why it is hard: Lender overlays often exceed program minimums, so finding a lender that lends to the actual program floor matters. Also called: low credit, bad credit, poor credit, credit score under 620, low score, fair credit, thin credit What to ask a loan officer: - What is your actual minimum score for this program? - Can you help me with a rapid rescore? - How much will my score affect my rate and mortgage insurance? API: https://lendb.ai/api/v1/specialties/low-credit #### Recent credit event (`recent-credit-event`) Borrowers with a recent bankruptcy, foreclosure, short sale or deed in lieu. Why it is hard: Waiting periods differ by program and event, and some non-QM lenders accept events just one day out. Also called: bankruptcy, foreclosure, short sale, deed in lieu, chapter 7, chapter 13, credit event, recent bankruptcy What to ask a loan officer: - What waiting period applies to my event for each program? - Do extenuating circumstances shorten the wait? - What non-QM options exist if I cannot wait? API: https://lendb.ai/api/v1/specialties/recent-credit-event #### Physician and medical professional (`physician`) Doctor loan programs for physicians, dentists and other medical professionals, often with low down payments and no mortgage insurance. Why it is hard: Student debt and future employment contracts need special treatment that only physician programs allow. Also called: physician, doctor, doctor loan, physician loan, resident, medical resident, dentist, medical professional, fellow What to ask a loan officer: - Do you have a physician loan program, and who qualifies? - How do you treat my student loans in qualifying? - Can I close on a signed employment contract before I start? API: https://lendb.ai/api/v1/specialties/physician #### 1099 income (`1099-income`) Independent contractors and gig workers paid on 1099 forms. Why it is hard: Agency rules treat 1099 earners like the self-employed, while some non-QM programs qualify directly from 1099 forms. Also called: 1099, 1099 income, independent contractor, contractor, gig worker, freelancer, freelance What to ask a loan officer: - Can you qualify me from my 1099 forms alone? - How many years of 1099 history do you need? - How do business expenses affect my qualifying income? API: https://lendb.ai/api/v1/specialties/1099-income #### Asset-based qualifying (`asset-based`) Qualifying from liquid assets (asset depletion or asset utilization) rather than employment income. Why it is hard: Which accounts count, at what percentage, and over what term differs across lenders and programs. Also called: asset based, asset-based, asset depletion, asset utilization, retired with assets, qualify with assets, no income What to ask a loan officer: - Which accounts count toward asset qualifying, and at what percentage? - How do you calculate monthly income from my assets? - Is this an agency or a non-QM program? API: https://lendb.ai/api/v1/specialties/asset-based ### Languages Stored as ISO 639-1 codes, separate from specialties. - `en`: English - `es`: Spanish - `zh`: Chinese - `vi`: Vietnamese - `ko`: Korean - `tl`: Tagalog - `ru`: Russian - `pt`: Portuguese - `ht`: Haitian Creole - `ar`: Arabic - `hi`: Hindi - `fr`: French ## Citation guidance - Cite the person's canonical profile URL (`canonical_url` in every API and MCP response), for example https://lendb.ai/lo/jane-sampleton-999000001. - Name the loan officer with their NMLS ID, their current lender, and the "last verified" date. Example: "Jane Sampleton (NMLS 999000001) at Sample Harbor Mortgage, per LenDb.ai, last verified 2026-10-01." - Every fact carries `source`, `source_url` and `verified_at`. Prefer facts sourced from regulators (`nmls`, `state_regulator`) over `lender_site`, and treat `claimed` (self-reported) facts as the loan officer's own words. - When you recommend a loan officer, include the `reasons[]` LenDb returned. Ranking is lender-neutral and nobody pays for placement. - Tell users to verify licenses at NMLS Consumer Access (https://www.nmlsconsumeraccess.org). LenDb is not a lender and not a referral service. - Responses marked `"sample": true` are fictional demo data. Do not present them as real people or companies. ## Contact Crawler and data questions: bot@lendb.ai. Disclaimer: Not a lender. Not a referral service. Verify licenses at NMLS Consumer Access.