Irvine, CA · Full-Time · 1099 Independent Contractor · Commission Only
We give you leads. You keep your book. You get 170+ lenders instead of one. No cap, no ceiling, no "sorry, we don't do that loan."
If you're a licensed LO in Orange County who is tired of paying for leads, tired of one investor's overlays killing your deals, or tired of a comp plan that punishes you the better you get — read the rest.
WHO WE ARE
Mortgage by Q is a boutique, high-velocity mortgage brand operating under West Capital Lending, one of the fastest-growing broker shops in the country.
We're not a call center and we're not a bank branch. We're a broker — which means we shop your borrower across 170+ lenders and fund almost anything that's fundable: conventional, FHA, VA, jumbo, HELOC, DSCR, bank statement, non-QM, investor, and the deals other shops hand back.
And here's the part that's genuinely rare: we generate our own leads and we give them to our LOs at no cost. We run our own paid acquisition — 1,000+ new inbound leads a month at a verified 5.9x return — plus a 3,800-person active pipeline and thousands of past inquiries we're constantly re-engaging. Our LOs don't buy leads. They don't split with a lead vendor. They don't pay a "marketing fee." They log in and there's business waiting.
Almost nobody does this on the broker side. Lead-fed shops are usually call-center bankers with one product menu and a 40 bps comp plan. Broker shops usually hand you a login and say "go find your own." We're the rare third thing.
WHAT YOU'LL ACTUALLY DO
- Work company-provided inbound leads — purchase, refi, HELOC, DSCR, non-QM
- Structure and price loans across our full 170+ lender network
- Take your borrower from first call to funded, with processing support behind you
- Keep and grow your own referral partners, past clients, and realtor relationships (you own your book — it's yours when you walk in and yours the whole time)
- Own your numbers: contact rate, app rate, lock-to-fund, and funded volume
You will not cold-call purchased lists. You will not be micromanaged on a daily check-in call. You will be measured on funded volume, because that's the only number that pays anybody.
COMPENSATION — 20% to 40%, NO CAP
We pay a split of broker compensation, 20%–40%, tiered on experience and production. Nothing is capped. There is no ceiling, no draw against your future, no house account skim.
Tier 1 — Lead-Fed LO (20–25%) You're licensed but you don't have a book yet. Maybe you're at a call center, maybe you're at a shop that gives you nothing, maybe you just got your license and you're sitting on your hands. We hand you the leads, the CRM, the scripts, the lender network, and a person who will teach you how to structure a file. The lower split is the trade for us funding your entire pipeline. Produce, and you move up.
Tier 2 — Producing LO (30–35%) You've closed real loans. You have some referral flow. You know DU/LP, you can read an AUS, you can hold a borrower through a rate conversation without flinching. You get leads on top of your own book — and for the first time your own book pays you broker economics instead of retail crumbs.
Tier 3 — Senior Producer (35–40%) You're doing consistent volume with your own referral partners and you want the lender network and the lead flow to go bigger. Top split, first look at premium lead flow, and a real seat at the table on how this thing gets built.
What we do NOT do: cap your comp, charge you for leads, hold your database hostage, or tell you which lender you have to use.
Commission-only, paid per funded loan. Earnings depend entirely on your production and are not guaranteed.
WHO WE'RE LOOKING FOR
Required:
- Active NMLS MLO license (California) — or a license you can transfer immediately
- Able to work from our Irvine, CA office — this is an in-office seat, not remote
- You can hold a phone conversation with a stranger and turn it into an application
- You take ownership. Nobody here is going to chase you.
Strong bonus:
- Broker-channel experience (you already know what 170 lenders feels like)
- Non-QM, DSCR, HELOC, or investor product experience
- An existing referral network or realtor partnerships
- Bilingual (Spanish, Vietnamese, Mandarin, Farsi — Orange County rewards it)
Not a fit if:
- You want a salary and a badge
- You need a manager standing behind you to make calls
- You want to work leads on your own schedule, whenever you feel like it
- You think a lead is a closed loan
HOW TO APPLY
We do this backwards from everyone else on purpose: you talk to a human first, before you fill anything out.
Step 1 — Email us with your name, your NMLS number, and one line on what you're closing right now. [email protected] — subject line: LO — [Your Name] — [Your NMLS #]
Step 2 — 10-minute qualifying call with our team. License status, current production, what you're looking for, what we actually offer. No pitch deck.
Step 3 — If it's a fit, a 20-minute call with Quyen (Q) directly — owner, NMLS #1028669. This is the real conversation: splits, lead flow, what your first 90 days look like.
Step 4 — Short assessment (5–8 min) before we make an offer, so we can build your onboarding and lead routing around how you actually work.
Before you reach out, spend five minutes on us — Mortgagebyq.com, @mortgagebyq and @westcapitallending on Instagram. We want people who are intentional. If it resonates, we want to hear from you.
Mortgage by Q / West Capital Lending. Quyen Sy, NMLS #1028669. Equal Housing Opportunity. Equal Opportunity Employer. This position is an independent contractor (1099) role compensated solely by commission on funded loans; no minimum earnings are guaranteed. An active NMLS mortgage loan originator license is required. Nothing in this posting is an offer or guarantee of credit or of specific loan terms.
Pay: $25,000.00 - $350,000.00 per year
Work Location: In person
