WoodSpring Suites Franchise Loan: The Complete Financing Guide for WoodSpring Suites Franchise Owners

WoodSpring Suites Franchise Loan: The Complete Financing Guide for WoodSpring Suites Franchise Owners

The extended-stay hotel segment represents one of the most resilient and profitable sectors in the hospitality industry. For savvy entrepreneurs and investors, this niche offers a compelling opportunity for stable cash flow and long-term growth. At the forefront of this market is WoodSpring Suites, a premier extended-stay brand under the globally recognized Choice Hotels International umbrella. Known for its simple, efficient operating model and strong appeal to business travelers, construction crews, and relocating families, WoodSpring Suites presents a formidable franchise investment. However, turning this opportunity into a reality requires significant capital. Understanding the intricacies of the **WoodSpring Suites franchise cost** and navigating the complex world of hotel financing is the critical first step. This comprehensive guide will serve as your roadmap, detailing every aspect of financing a WoodSpring Suites franchise, from deconstructing the initial investment to securing the ideal loan package with a trusted partner like Crestmont Capital.

Why Invest in a WoodSpring Suites Franchise?

Before diving into the financial specifics, it is essential to understand the value proposition of a WoodSpring Suites franchise. This is not just another hotel brand; it is a strategically positioned business model designed for efficiency, high occupancy, and profitability. Investors are drawn to the brand for several key reasons.

The Power of the Extended-Stay Model

The extended-stay hotel market has consistently outperformed the broader hospitality industry, particularly during economic downturns. According to a report by The Highland Group, extended-stay hotels maintained occupancy rates significantly higher than the overall U.S. hotel industry. This resilience is due to its diverse customer base. Unlike traditional hotels that rely heavily on transient leisure and business travel, WoodSpring Suites caters to guests staying for weeks or months at a time. This includes corporate project teams, construction workers, medical professionals on temporary assignment, and families in the process of relocating. This longer length of stay translates to:
  • Higher Occupancy Rates: Fewer turnovers mean rooms are filled more consistently.
  • Lower Operating Costs: With less frequent housekeeping, laundry, and front desk interactions per guest, labor and utility costs are reduced.
  • Predictable Revenue Streams: A base of long-term guests provides a stable and foreseeable income foundation.

Backed by Choice Hotels International

As a WoodSpring Suites franchisee, you are not just buying a hotel; you are buying into the powerful ecosystem of Choice Hotels. This affiliation provides immediate credibility and a wealth of resources, including:
  • Global Reservation System: Access to the robust Choice Privileges loyalty program, which has millions of members worldwide, driving bookings directly to your property.
  • National Marketing and Brand Recognition: Benefit from large-scale advertising campaigns and a brand name that customers trust.
  • Operational Support and Training: Comprehensive training programs, proprietary management software, and ongoing support from industry experts help you run your business efficiently.
  • Purchasing Power: Leverage Choice Hotels' network to get discounted rates on everything from furniture and fixtures to insurance and supplies.

Strong Performance Metrics and ROI Potential

WoodSpring Suites is engineered for profitability. The brand’s prototype is designed for cost-effective construction and efficient operation. With a streamlined staffing model and limited amenities (no pools, no food and beverage service), the focus remains on providing clean, comfortable, and affordable long-term accommodations. This lean operational structure leads to impressive profit margins. The brand's historical performance data, available for review in the Franchise Disclosure Document (FDD), showcases its potential for a strong return on investment, making it an attractive proposition for lenders and investors alike.

Deconstructing the WoodSpring Suites Franchise Cost: A Detailed Breakdown

The total investment to open a WoodSpring Suites hotel is substantial, reflecting the cost of commercial real estate and construction. The **WoodSpring Suites franchise cost** typically ranges from $5.5 million to over $12 million, depending on land costs, location, and the specific size of the project. Understanding where this money goes is crucial for building your financial plan. This information is detailed in Item 7 of the brand's FDD.

The Initial Franchise Fee

This is the upfront fee you pay to Choice Hotels for the right to use the WoodSpring Suites brand name, operating systems, and support network. The initial franchise fee for a new WoodSpring Suites is approximately $40,000. This fee secures your territory and grants you the license to operate under their banner.

Item 7 of the FDD: Your Investment Blueprint

The Franchise Disclosure Document is a legally required document that provides prospective franchisees with detailed information about the franchise system. Item 7, "Estimated Initial Investment," is arguably the most critical section for financial planning. It provides a low-to-high range for all anticipated startup costs.
Key Insight: Always review the most current FDD directly from Choice Hotels. The figures presented here are estimates for educational purposes, and the FDD contains the official, detailed financial breakdown you and your lender will need.

Real Estate and Construction Costs (New Build vs. Conversion)

This is, by far, the largest component of your total investment. You have two primary paths:
  • New Construction: Building a hotel from the ground up. This involves purchasing land, site preparation, and all construction costs for the prototypical WoodSpring Suites building, which is typically a 4-story, 122-room property. Land acquisition costs can vary dramatically from a few hundred thousand to several million dollars depending on the market. Construction costs themselves can range from $70,000 to $100,000+ per room.
  • Conversion: Acquiring an existing hotel or similar property and converting it to meet WoodSpring Suites brand standards. While potentially less expensive upfront than a new build, conversions can involve extensive renovation costs (Property Improvement Plan or PIP) to bring the building up to code and brand specifications.
Financing for this portion falls under the category of Commercial Real Estate Financing, which forms the backbone of your loan package.

Furniture, Fixtures, and Equipment (FF&E)

This category includes everything needed to furnish the hotel, from beds and case goods in the guest rooms to laundry equipment, front desk systems, and office furniture. For a new 122-room hotel, the FF&E budget can easily exceed $1 million.

Ongoing Fees: Royalties and Marketing

Your financial obligations do not end once the hotel is open. You will pay ongoing fees to Choice Hotels, which are critical to factor into your operational budget and cash flow projections.
  • Royalty Fee: Typically 5.5% of gross room revenue.
  • Marketing & Reservation System Fee: An additional percentage of gross room revenue that contributes to national advertising campaigns and the central reservation system.

Working Capital and Reserve Funds

Lenders and franchisors will require you to have a significant amount of liquid capital on hand. This working capital covers pre-opening expenses like staff training, initial inventory, and utility deposits, as well as providing an operating cushion for the first several months after opening before the business becomes self-sustaining. This can range from $100,000 to $300,000 or more.

WoodSpring Suites Investment at a Glance (Estimated)

Expense Category Estimated Cost Range
Initial Franchise Fee $40,000
Real Estate / Land Acquisition $750,000 - $3,000,000+
Building Construction / Conversion $4,000,000 - $8,000,000+
Furniture, Fixtures & Equipment (FF&E) $800,000 - $1,500,000
Signage & Decor $50,000 - $150,000
IT & Property Management Systems $40,000 - $80,000
Additional Funds (First 3 Months) $100,000 - $300,000
Total Estimated Initial Investment $5,780,000 - $13,110,000+

Note: These are estimates for illustrative purposes. Refer to the current WoodSpring Suites FDD for official figures.

Securing Your WoodSpring Suites Franchise Loan: Key Financing Options

With a total project cost running into the millions, very few investors pay for a hotel franchise in cash. The vast majority rely on a combination of investor equity (the down payment) and debt financing. The typical down payment, or equity injection, required by lenders for a project of this scale is between 15% and 30%. For a $10 million project, this means you will need to have between $1.5 million and $3 million in liquid capital. The remainder will be covered by a loan. Here are the primary financing vehicles used for funding a WoodSpring Suites franchise.

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SBA 7(a) Loans: The Versatile Government-Backed Option

The SBA 7(a) loan program is the U.S. Small Business Administration's flagship program, and it is a popular choice for franchise financing. It is not a direct loan from the government; instead, the SBA provides a guarantee to lenders (like Crestmont Capital) for a portion of the loan, reducing the lender's risk. This encourages them to provide financing to businesses that might not qualify for conventional loans.

How SBA 7(a) Loans Work for a WoodSpring Suites

For a large project like a hotel, an SBA 7(a) loan can be used to finance a significant portion of the total cost, up to the program maximum of $5 million. While this will not cover the entire **WoodSpring Suites franchise cost**, it can be a crucial part of a larger financing package, often combined with a conventional loan or additional investor equity.

Use of Funds

The SBA 7(a) is incredibly versatile. Funds can be used for:
  • Commercial real estate purchase and construction
  • Business acquisition or conversion
  • Working capital for operations
  • Refinancing existing business debt
  • Purchasing furniture, fixtures, and equipment (FF&E)

Loan Terms and Rates

SBA 7(a) loans offer attractive, long-term financing that helps manage cash flow.
  • Loan Terms: Up to 25 years for real estate and up to 10 years for working capital or equipment.
  • Interest Rates: Rates are variable and tied to the Prime Rate, but they are capped by the SBA, making them competitive.
  • Down Payment: Typically requires a 10-20% down payment, which can be lower than some conventional loans.
Crestmont Capital is a preferred lender with extensive experience in navigating the SBA Loans process, helping clients streamline their applications for faster approval.

SBA 504 Loans: The Powerhouse for Real Estate and Equipment

For a project where the primary expenses are the building and major equipment, the SBA 504 loan program is often the superior choice. This program is specifically designed to promote business growth and job creation through the financing of fixed assets.

The SBA 504 Loan Structure

The 504 loan is unique because it involves three parties:
  1. A Conventional Lender (like Crestmont Capital): Finances up to 50% of the total project cost. This is the first mortgage.
  2. A Certified Development Company (CDC): A nonprofit partner of the SBA that finances up to 40% of the project cost, up to a maximum of $5 million (or $5.5 million for certain energy-efficient projects). This is the second mortgage.
  3. The Borrower (You): Contributes as little as 10% of the project cost as a down payment. For new businesses or special-use properties like hotels, the down payment requirement is typically 15%.

Why the 504 is Ideal for a WoodSpring Suites

The SBA 504 is tailor-made for the high real estate and construction costs associated with a WoodSpring Suites. For a $10 million project, the financing could look like this:
  • Crestmont Capital (1st Mortgage): $5 million (50%)
  • CDC/SBA (2nd Mortgage): $4 million (40%)
  • Your Equity Injection (Down Payment): $1 million (10%)
This structure offers two significant advantages: a lower down payment and a long-term, fixed interest rate on the CDC/SBA portion of the loan, providing incredible stability for your long-range financial planning. For more information on eligibility, you can visit the official SBA.gov website.

Conventional Commercial Loans: The Traditional Path for Experienced Hoteliers

Conventional Hotel Business Loans are offered directly by banks and private lenders like Crestmont Capital without any government guarantee. These loans are often the preferred route for experienced hotel operators with a strong financial track record and a significant net worth.

Comparing Conventional Loans to SBA Loans

  • Higher Down Payments: Conventional lenders typically require a larger equity injection, often in the 20-30% range.
  • Stricter Underwriting: The credit and experience requirements are generally more stringent than with SBA-backed loans.
  • Greater Flexibility: Terms can be more negotiable, and the loan caps are much higher than the SBA's $5 million limit, making them suitable for financing the entire project cost.
  • Faster Closing: Without the SBA's involvement, the closing process can sometimes be quicker.
For high-net-worth individuals or investment groups with a portfolio of successful properties, a conventional loan offers a direct and powerful financing solution. The ability to finance a project well over $10 million with a single loan product is a major advantage.

Navigating the Loan Application Process: A Step-by-Step Guide

Securing a multi-million dollar loan is a meticulous process. Being prepared is the key to a smooth and successful experience.
Pro Tip: Get Pre-Qualified Early. Before you even sign a franchise agreement or a land purchase contract, talk to a lender. Getting pre-qualified with Crestmont Capital will give you a clear understanding of how much you can borrow, what your down payment will be, and what documentation you need. This puts you in a much stronger negotiating position.

Step 1: Assembling Your Financial Documentation

Your lender will need a complete picture of your financial health. Be prepared to provide:
  • Personal Financial Statements: A detailed list of all your assets and liabilities.
  • Tax Returns: Typically, the last 3 years of personal and business (if applicable) tax returns.
  • Bank Statements: To verify your liquidity and the source of your down payment.
  • Resume or CV: Highlighting your business management and, ideally, hospitality experience.

Step 2: Crafting a Winning Business Plan

Your business plan is the narrative that convinces the lender that your WoodSpring Suites project is a sound investment. It must be comprehensive and data-driven, including:
  • Executive Summary: A concise overview of your project.
  • Company Description: Details about your legal entity and management team.
  • Market Analysis: In-depth research on the local market, demand generators (hospitals, corporate parks, military bases), and competitors.
  • Franchise Information: Details about the WoodSpring Suites brand, the FDD, and the franchise agreement.
  • Financial Projections: A detailed 3-5 year pro forma, including projected profit and loss statements, cash flow statements, and a balance sheet. Your projections should be based on industry data, local market conditions, and the performance metrics provided in the FDD.

Step 3: Understanding Lender Underwriting Criteria

The underwriting process is where the lender's credit analysts scrutinize every detail of your application. They will assess the "Five C's of Credit":
  1. Character: Your credit history and business reputation.
  2. Capacity: Your ability to repay the loan, demonstrated by your cash flow projections.
  3. Capital: The amount of your own money (equity) you are investing.
  4. Collateral: The asset being financed (the hotel property itself).
  5. Conditions: The local market conditions and the overall economic climate.
WoodSpring Suites franchise loan financing guide

Step 4: The Appraisal and Closing Process

Once the loan is approved, a third-party appraisal will be ordered to confirm the value of the property. This is a critical step, as the loan amount is based on the loan-to-value (LTV) ratio. After the appraisal, the process moves to closing, where all legal documents are signed, and the funds are disbursed.

What Lenders Look For: Qualifying for Your WoodSpring Suites Loan

Meeting the lender's qualifications is non-negotiable. While every lender's criteria can vary slightly, there are several universal benchmarks you will need to meet.

Credit Score and Financial History

For a loan of this magnitude, lenders will be looking for an excellent credit history. A personal credit score of 680 is generally the minimum, but a score of 720 or higher will put you in a much stronger position to secure the best terms and rates. Any past bankruptcies, foreclosures, or significant delinquencies will need to be thoroughly explained.

Hospitality Industry Experience

While not always a strict requirement, direct experience in the hospitality industry is highly preferred by lenders. If you do not have personal experience managing a hotel, lenders will want to see that you have hired an experienced general manager or partnered with a reputable third-party hotel management company. This demonstrates that the asset will be in capable hands. For those new to the hotel industry, this is a critical point that can make or break a loan application. The operational complexities of a hotel are significant, and lenders need assurance of competent management. As noted by industry analysts at CNBC, operational efficiency is a key driver of profitability in the post-pandemic travel landscape.
The Importance of a Strong Management Team: If you lack direct hotel experience, your business plan must detail your management strategy. This includes the resume of your proposed General Manager and a clear plan for day-to-day operations. This shows the lender you have mitigated the risk associated with inexperience.

Liquidity and Net Worth Requirements

Lenders will have specific requirements for both post-closing liquidity and overall net worth.
  • Liquidity: You must have a certain amount of cash or cash equivalents remaining after you have paid your down payment and all closing costs. This serves as a safety net for the business.
  • Net Worth: Many lenders will require you to have a total net worth at least equal to the size of the loan you are requesting.

The Strength of Your Business Plan and Projections

A generic business plan will not suffice. Your plan must be tailored to your specific location and demonstrate a deep understanding of the local market. Lenders want to see conservative, well-researched financial projections that are supported by data from the FDD, market feasibility studies, and industry benchmarks.

Is Your Financial Profile a Good Fit?

Find out where you stand. Our team at Crestmont Capital can review your qualifications and guide you on the best financing path for your WoodSpring Suites project. Start the conversation today.

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Real-World Financing Scenarios for a WoodSpring Suites Franchise

To better illustrate how these loan products work in practice, let's examine two common scenarios.

Scenario 1: New Construction with an SBA 504 Loan

An investment group wants to build a new 122-room WoodSpring Suites in a growing suburban market.
  • Total Project Cost: $11,000,000
    • Land: $1,500,000
    • Construction: $7,500,000
    • FF&E: $1,200,000
    • Soft Costs & Working Capital: $800,000
  • Financing Structure (SBA 504):
    • Borrower's Equity (15%): $1,650,000
    • Crestmont Capital Loan (50%): $5,500,000 (25-year term, variable rate)
    • CDC/SBA Loan (35%): $3,850,000 (25-year term, fixed rate)
In this scenario, the investors are able to launch an $11 million project with a down payment of just over $1.6 million. The blended interest rate from the two loans provides a competitive cost of capital, and the long-term fixed-rate portion offers significant financial stability.

Scenario 2: Hotel Conversion Using a Conventional Loan

An experienced hotelier with a strong portfolio identifies a struggling independent hotel in a prime location perfect for a WoodSpring Suites conversion.
  • Total Project Cost: $7,000,000
    • Acquisition of Property: $4,500,000
    • Property Improvement Plan (PIP): $2,000,000
    • Franchise Fee & Other Costs: $500,000
  • Financing Structure (Conventional Loan):
    • Borrower's Equity (25%): $1,750,000
    • Crestmont Capital Conventional Loan (75%): $5,250,000 (20-year amortization, 5 or 10-year term)
Here, the borrower's strong track record and financial standing allow them to qualify for a conventional loan. While the down payment is higher, the process is streamlined, and the loan amount is not constrained by SBA limits. This is a common path for seasoned investors looking to expand their portfolios. For those looking at other brands in the hotel space, the financing principles are often similar, as detailed in our guide for the Wingate by Wyndham franchise loan.

Why Choose Crestmont Capital for Your WoodSpring Suites Financing?

Financing a hotel is one of the most significant financial decisions you will ever make. Choosing the right lending partner is just as important as choosing the right franchise brand. Crestmont Capital stands apart as a leader in franchise and hospitality lending.
  • Deep Industry Expertise: We are not generalist lenders. Our team lives and breathes hospitality financing. We understand the nuances of the extended-stay model, the value of the Choice Hotels system, and the specific underwriting requirements for hotel projects. We have experience with a wide range of hotel brands, from economy to luxury, like the Waldorf Astoria franchise loan.
  • A Full Suite of Loan Products: We offer a comprehensive range of financing solutions, including SBA 7(a), SBA 504, and conventional loans. This means we do not try to fit you into a one-size-fits-all product. Instead, we analyze your unique project and financial profile to structure the optimal loan package that meets your needs.
  • A Streamlined, Tech-Enabled Process: We combine personalized service with a modern, efficient platform. Our goal is to make the complex process of securing Franchise Business Loans as simple and transparent as possible, from initial consultation to closing.
  • A True Partnership Approach: We view our clients as long-term partners. Our advisors will work with you every step of the way, providing guidance on your business plan, helping you navigate documentation, and advocating for you during the underwriting process. Your success is our success.

Frequently Asked Questions (FAQ)

1. What is the total investment cost for a WoodSpring Suites franchise?
The total estimated initial investment to open a new WoodSpring Suites hotel typically ranges from $5.5 million to over $12 million. This wide range is primarily influenced by land costs, construction costs in your specific market, and the size of the property. The official breakdown is detailed in Item 7 of the Franchise Disclosure Document (FDD).
2. How much liquid cash do I need to qualify for a WoodSpring Suites loan?
Lenders typically require a down payment (equity injection) of 15% to 30% of the total project cost. For a $10 million project, this means you would need between $1.5 million and $3 million in liquid capital. Additionally, lenders will want to see post-closing liquidity (cash reserves) to cover operating expenses for the first several months.
3. What is the minimum credit score required for a hotel franchise loan?
While requirements can vary by lender, a minimum personal credit score of 680 is generally needed. However, to secure the most favorable terms and interest rates, a score of 720 or higher is strongly recommended. A strong credit history is a critical component of the underwriting process.
4. Do I need hotel management experience to get a WoodSpring Suites franchise loan?
Direct hospitality experience is highly preferred by lenders as it mitigates operational risk. If you do not have personal experience, you can strengthen your application by either hiring an experienced General Manager with a proven track record or contracting with a reputable third-party hotel management company. This must be clearly detailed in your business plan.
5. What is the difference between an SBA 7(a) and an SBA 504 loan for this project?
An SBA 7(a) loan is a versatile loan where funds can be used for real estate, working capital, and equipment, with a maximum loan amount of $5 million. An SBA 504 loan is specifically for fixed assets like real estate and heavy equipment. It involves two loans (one from a bank, one from a CDC) and often allows for a lower down payment (as low as 15%) and a long-term, fixed interest rate on a large portion of the debt, making it ideal for new construction.
6. How long does it take to get a loan for a WoodSpring Suites?
The timeline can vary significantly based on the complexity of the project and the type of loan. A conventional loan may close in 60-90 days. An SBA loan often takes longer, typically 90-120 days or more, due to the additional layer of government approval. Being well-prepared with all your documentation can help expedite the process.
7. Can I use a loan to cover the initial franchise fee?
Yes, the initial franchise fee of approximately $40,000 is considered a valid business expense and can be included in the total project cost that is financed by your loan. Both SBA and conventional loans can cover this fee as part of the total loan package.
8. What are the ongoing royalty fees for a WoodSpring Suites franchise?
WoodSpring Suites franchisees typically pay an ongoing royalty fee of 5.5% of the hotel's gross room revenue. There are also additional fees for marketing and the central reservation system. These fees must be factored into your long-term financial projections.
9. What is a "PIP" and how is it financed?
A PIP, or Property Improvement Plan, is a list of required renovations and upgrades needed to convert an existing property to meet WoodSpring Suites brand standards. The cost of the PIP is included in the total project cost and can be financed as part of your acquisition and renovation loan, whether it's an SBA or conventional loan.
10. Can I finance more than one WoodSpring Suites location?
Yes, many successful franchisees become multi-unit owners. Lenders are often very interested in financing additional locations for proven operators. However, you will need to demonstrate the successful operation and profitability of your first location before securing financing for a second.
11. What kind of collateral is required for a WoodSpring Suites loan?
The primary collateral for the loan is the commercial real estate itself, including the land and the hotel building. In most cases, the business assets, such as FF&E, are also taken as collateral. Lenders will also typically require a personal guarantee from all owners with 20% or more ownership in the business.
12. What is the most important part of my loan application?
While all parts are important, the most critical element is your business plan and the associated financial projections. This document must tell a compelling, data-driven story about why your specific project in your chosen market will be successful. It demonstrates to the lender that you have done your due diligence and understand how you will generate the revenue to repay the loan.
13. Can I use funds from a retirement account for the down payment?
Yes, you can use funds from a retirement account like a 401(k) or IRA. A common method is a Rollover for Business Start-ups (ROBS) plan, which allows you to invest your retirement funds into your new business without incurring early withdrawal penalties or taxes. It's important to work with a financial advisor who specializes in ROBS to ensure it is structured correctly.
14. Are there any special financing programs for veterans?
Yes, the SBA offers certain advantages for veteran-owned businesses. For SBA Express loans, the upfront guarantee fee may be waived for eligible veterans. While this may not apply to the larger 7(a) or 504 loans, it is always worth discussing your veteran status with your lender, as some may have their own internal programs or benefits.
15. Why should I use a specialized lender like Crestmont Capital instead of my local bank?
While a local bank may be great for general banking, financing a multi-million dollar hotel franchise requires specific expertise. A specialized lender like Crestmont Capital understands the intricacies of franchise agreements, hotel operations, and hospitality-specific underwriting. We have a higher approval rate for these types of loans because we know how to structure the deal for success and present it effectively to the credit committee. Our experience translates into a smoother, faster, and more successful financing process for you.

Your Next Steps to Owning a WoodSpring Suites

Investing in a WoodSpring Suites franchise is a significant undertaking, but it offers the potential for incredible financial rewards. With a clear understanding of the costs, a strong business plan, and the right financing partner, you can turn your entrepreneurial vision into a thriving reality. The journey begins with a single, decisive step.

  1. Conduct Your Due Diligence: Thoroughly review the WoodSpring Suites FDD and speak with existing franchisees to understand the business model inside and out.
  2. Analyze Your Market: Commission a feasibility study to validate the demand for an extended-stay hotel in your target location.
  3. Assess Your Financial Readiness: Organize your financial documents and realistically evaluate your capacity for the required equity injection.
  4. Speak with a Financing Expert: Contact Crestmont Capital for a no-cost, no-obligation consultation to discuss your project and get pre-qualified for a loan.

Take the First Step Today

Your future as a WoodSpring Suites owner starts now. Let Crestmont Capital be your trusted guide on the path to financing success. Our experts are ready to build a custom loan solution for your project.

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Disclaimer: The information provided in this article is for general educational purposes only. Crestmont Capital is a business lender and does not provide legal, tax, or investment advice. All loan programs and terms are subject to credit approval and may change. Please consult with qualified professionals before making any financial decisions.