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.
50+
Wholesale Lenders
24hr
Pre-Approvals
100%
California
Ryan Van Til
Mortgage Advisor · NMLS #2732776
Your Mortgage Advisor
Ryan Van Til
A bank can only offer you its own programs. As a mortgage broker, Pacific Trust Mortgage shops 50+ wholesale lenders for your loan, and I can also lend as a correspondent lender when that's the better fit. On a correspondent loan, the file is underwritten and closed in our name before it's sold to an investor. Either way, I stay on top of every condition and deadline from application to closing.
My family has been in mortgages for more than thirty 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. Los Angeles, San Luis Obispo and San Diego, licensed across California.
Voted Best Mortgage Company
SLO County, New Times Readers Poll 2025 & 2026
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 disclosed upfront on your Loan Estimate. I work to keep your Loan Estimate and Closing Disclosure consistent, and I explain any change before you sign.
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, so you can compare more programs and pricing than a single bank offers.
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.
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 to 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
You sign, the loan funds, 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.
What Clients Say
He talked me through some non-QM loan options and took the time to explain what they were and how they work. It's rare to find someone in this industry who actually takes the time to educate you! I highly recommend Ryan to anyone in need of a loan.
Ryan worked diligently on our refi. He was clear, transparent, and professional throughout the entire process. I felt he truly made the time and effort to help us through the process and answer all my questions. Very smooth process.
We were first time home buyers, and the lending process was so daunting, but Ryan and the Pacific Trust team made the process go smoothly. Ryan was approachable and easily accessible for questions.
The level of professionalism and execution of processes were outstanding. I truly felt valued as a first time home buyer. This team was always available to answer my questions as needed.
Very responsive during the refinance process! Highly recommend Ryan and his team!
Ready to get started?
Apply online in about 15 minutes. I'll take it from there.
Los Angeles
Central Coast
San Diego
Ryan Van Til
Mortgage Advisor · NMLS #2732776
Service Area
Southern California to the Central Coast
Los Angeles, San Luis Obispo and San Diego are where I work most. Licensed across all of California for everywhere else.
Los Angeles
Purchase, refinance, investment and first-time buyer lending across LA County. Long Beach and the South Bay for small multifamily, the Westside for self-employed and 1099 income.
Central Coast
San Luis Obispo, Paso Robles, Arroyo Grande and the whole county. Where Pacific Trust is headquartered and voted Best Mortgage Company in SLO County by New Times readers two years running.
San Diego
Purchase, refinance and investment lending countywide, from La Jolla to Carlsbad to Chula Vista. First-time buyers through seasoned investors.
FAQ
Common Questions
How long does the mortgage process take?
Most loans close in 21 to 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 your rate is locked, the rate holds for the lock period, and I disclose fees upfront on your Loan Estimate. Some costs can still change before closing, for example if the loan amount, property value or lock period changes, and any change comes with a revised disclosure. I work to keep your Loan Estimate and Closing Disclosure consistent and will walk you through any difference before you sign.
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 to 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.
Resources
From the Blog
Practical mortgage insights to help you make informed decisions.
Award-Winning Team
Best Mortgage Company
SLO County | 2025 & 2026
New Times Readers Poll
Let's Talk
Not sure where to start? Just reach out. I'm happy to answer questions before you commit to anything.
Waiting for a better rate?
Tell me the number you are waiting for and I will let you know when the market gets there. Nothing else, and you can stop any time.