Bring us your borrowers with confidence. Win-Win will never engage your clients except through you, not on this loan and not years from now. Generate the agreement online and we both sign it in real time.
No back-door contact, no marketing to your clients, no "they came to us directly". If your client calls us, we send them back to you and the loan is yours.
We will never market to, call, email or pitch your clients, for this loan or any loan in the future, except through you.
Refinances, extensions and new purchases by your clients are your loans. You're paid on every one, as shown on each term sheet.
You're copied on our communications about your client's loan. We never discuss your compensation or other lenders with them.
Most non-circumvention agreements rely on everyone remembering. Ours is enforced by the platform the moment you register a client.
Name, company, license and email. The agreement is generated on screen with your details.
Confirm with the 6-digit code we email you and sign. No printing or scanning.
Win-Win signs online, often within minutes. Both signatures are time-stamped.
Add your clients one by one or paste a list. Protection starts immediately.
For as long as the agreement is in place, and it survives termination for every client you registered before it ended. There's no 12-month clock running out on your relationships.
Our managing member countersigns online, usually the same day, and often within minutes. You'll see the status live on your broker page.
Your name, company, license number and email. We email a 6-digit code to confirm it's you, and you sign online. No printing, no scanning.
Business-purpose loans: fix & flip, bridge, construction, DSCR rentals and commercial. We don't make consumer-purpose loans.
Yes. It's generated with your details on screen before you sign, and you can download the executed PDF any time.
Generate the agreement, sign it online, and register your clients today.
Get my broker agreement →What license each state requires to broker business-purpose real estate loans, and whether unlicensed referral fees are allowed. Researched October 2026 from statutes and regulator guidance; reference only, not legal advice. The full referral table is on our partner network page.
| State | To broker these loans | Referral fees |
|---|---|---|
| Alabama | No state license found for business-purpose loans; licensing covers consumer home loans. | Allowed |
| Alaska | No license found for business-purpose loans; AS 06.60 covers consumer residential loans. | Allowed |
| Arizona | Arizona mortgage broker license (any purpose on residential); mortgage or commercial mortgage broker license for commercial. | License required |
| Arkansas | No license needed; the loan broker law's advance-fee and anti-deception rules still apply. | Allowed with conditions |
| California | DRE real estate broker license, or a CFL broker license where the lender is CFL-licensed. | Allowed with conditions |
| Colorado | None for commercial; MLO license plus registration for consumer loans and possibly 1–4 unit investment loans. | Allowed with conditions |
| Connecticut | No license for business-purpose loans; § 36a-486 broker license is consumer-only. | Allowed |
| Delaware | No license for business-purpose loans; broker license is consumer-only. | Allowed |
| District of Columbia | A DC real estate broker license is likely needed to negotiate or arrange loans on DC property. | Allowed with conditions |
| Florida | FL mortgage broker license plus loan originator license for loans Ch. 494 covers; no advance fees. | Allowed with conditions |
| Georgia | GA mortgage broker plus MLO license for 1–4 unit loans to individuals; none for LLC or commercial loans. | Allowed with conditions |
| Hawaii | No license found for business-purpose loans; consumer loans need an HRS 454F license. | Allowed |
| Idaho | Mortgage broker/lender plus MLO license for single 1–4 unit dwelling loans; none for commercial or multi-dwelling. | Allowed with conditions |
| Illinois | Loan Brokers Act registration unless the fee is paid only at closing; RMLA license for consumer loans only. | Allowed with conditions |
| Indiana | No license for business-purpose loans; consumer loans need a loan broker license. | Allowed |
| Iowa | No license for investment or commercial loans; Loan Brokers Act bans advance fees and requires a written agreement. | Allowed with conditions |
| Kansas | No license for investor loans; owner-occupied loans to individuals need a mortgage company license. | Allowed |
| Kentucky | No license for business-purpose loans; consumer loans need a mortgage broker license. | Allowed |
| Louisiana | No license for business-purpose loans; RMLA and Loan Broker Law cover consumer loans. | Allowed |
| Maine | No license for business-purpose loans; consumer loan brokers are licensed. | Allowed |
| Maryland | No license for business-purpose loans; consumer loans on owner-occupied homes need a license. | Allowed |
| Massachusetts | No license for business-purpose loans; c.255E covers owner-occupied consumer loans. | Allowed |
| Michigan | LARA real estate broker license to broker business-purpose or commercial mortgages. | Unsettled: ask first |
| Minnesota | Ch. 58 residential originator license for any 1–4 unit loan; real estate broker license for other real-estate-secured loans. | License required |
| Mississippi | No license for business-purpose loans; consumer loans need a mortgage broker license. | Allowed |
| Missouri | No license for business-purpose real estate loans; no upfront borrower fees. | Allowed with conditions |
| Montana | No license for business-purpose loans (regulator FAQ). | Allowed |
| Nebraska | No license for business-purpose loans; consumer loans need a mortgage banker license. | Allowed |
| Nevada | Nevada mortgage company license (NRS 645B), including commercial loans. | License required |
| New Hampshire | No license for business-purpose loans; consumer dwelling loans need a broker license. | Allowed |
| New Jersey | New Jersey real estate broker license to broker commercial or business-purpose real estate loans. | Allowed with conditions |
| New Mexico | No license for business-purpose loans; consumer loans need a mortgage loan company license. | Allowed |
| New York | NY real estate broker license (DOS) to broker commercial or business-purpose mortgage loans. | Allowed with conditions |
| North Carolina | No Commissioner of Banks license; Secretary of State loan broker registration may apply. | Allowed with conditions |
| North Dakota | ND money broker license, for consumer and commercial loans. | License required |
| Ohio | No license for business-purpose loans; consumer loans need RMLA registration. | Allowed |
| Oklahoma | No commercial broker license found; consumer loans need a mortgage broker license. | Allowed |
| Oregon | Mortgage broker/banker license plus MLO for any 1–4 unit loan; none for other commercial loans. | Allowed with conditions |
| Pennsylvania | No license for business-purpose loans; consumer loans need a mortgage broker license. | Allowed |
| Rhode Island | Loan broker license, except for entity borrowers and business loans over $25,000 to individuals. | Allowed with conditions |
| South Carolina | No license for business-purpose loans; Loan Broker Act bans advance fees. | Allowed with conditions |
| South Dakota | Mortgage lender/brokerage license (reaches nonresidential) or a real estate broker license; small-volume exemption. | Unsettled: ask first |
| Tennessee | No license for business-purpose loans; consumer loans need a mortgage loan broker license. | Allowed |
| Texas | No license for business-purpose loans; RMLO/mortgage company license for consumer loans only. | Allowed |
| Utah | Utah mortgage license for any 1–4 unit dwelling loan; commercial real estate loans exempt. | Allowed with conditions |
| Vermont | Vermont loan solicitation license for commercial loans under $1M. | License required |
| Virginia | No license for business-purpose loans; SCC broker license for consumer 1–4 family loans. | Allowed |
| Washington | No license for business-purpose loans unless secured by the borrower's primary home. | Allowed with conditions |
| West Virginia | No license for business-purpose loans; consumer dwelling loans need a broker license. | Allowed |
| Wisconsin | No license for business-purpose loans; DFI broker license for consumer loans. | Allowed |
| Wyoming | No license for business-purpose loans; consumer loans need a broker license. | Allowed |
Agreement terms are summarized here; the signed agreement controls. Business-purpose loans only. Not referring as a broker? See our partner network.
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