Refer an operator
Earn 10% for as long as they stay. Recurring, not a one time check.
Not here to refer? TheDealMaker.ai answers anything about a deal, a loan or a closing, in one prompt.
Try Ask AI freeFor agents, brokers, loan officers & investors · Free to join
Investing? Browse 6,803 off-market deals w/ up to 95% of the funding lined up in minutes. Have relationships? Make introductions, earn referral fees, and grow your income while we handle the rest.
Why join
There are 2.5 million licensed agents and loan officers competing for the same transactions. 86% of them close fewer than 5 deals a year. Average earnings land near $48,000. Low frequency, one rail, zero leverage.
Earn 10% for as long as they stay. Recurring, not a one time check.
Set your own fee on the financing. Approximately $4,500 to $6,000 on a $300,000 loan.
Put them in front of 100,000+ investors at your price. Average spread approximately $15,000.
Ways to earn
You make the introduction and choose your fee. The team handles the underwriting, the paperwork and the closing.
| What you refer | What you earn | Typical | How often |
|---|---|---|---|
| Client referrals Experienced operators into the programs | 10% for as long as they stay | Recurring | Monthly, while they stay |
| Loan referrals Their financing through InvestorLoan.ai | You set the fee | $4,500 to $6,000 on a $300,000 loan | At each closing |
| Deal posting Your contracts in front of the buyer network | You set the price | Approximately $15,000 average spread | Per deal, $197 per month to post |
Income examples are not guarantees. Results vary by effort, experience, network and market conditions.
Year two starts with $1,200 a month already coming in from the Mastermind clients you referred.
Illustrative only, not a promise of income. Figures use approximate averages and assume referred clients stay the full year. Loan referral fees depend on lender approval, program limits and state law. Your results depend on your effort, your network, market conditions and deal flow. Some members earn more, many earn less, and some earn nothing.
Member stories
Referred Connor, who runs 35 flips a year. She earns $100 a month for as long as he stays in the program. One introduction, still paying.
Uses the AI Accelerator in his own business and refers a pipeline north of $100 million into the network.
Earned approximately $52,000 on a single $3.4 million loan referral. He made the introduction. The lending team did the rest.
How it works
Every part of a deal lives in the same system, so an introduction you make at the front end is still yours at the closing table.
Deals that already pencil
JDLDeals.aiAnalyzeThe numbers, run for you
RunYourNumbers.aiFundTerms before you offer
InvestorLoan.aiCloseTitle and closing handled
OrderTitle.aiGrowTeam, systems, next deal
TheGrowthCollective.aiPlace it in the loans behind these deals and take the yield.
InvestorsFirst.aiReferYou have clients, not capitalMake the introduction, set your fee, get paid when it closes.
Join the Network6,803 off market deals with the analysis attached. Post your own at your price.
Open JDLDeals.aiThe Partner Desk. Size a loan, set your fee, hand it off and get paid at the close.
Open InvestorLoan.aiProgram matching for the operators you send in, plus the services that keep them growing.
Open TheGrowthCollective.aiPrograms you can refer into
A custom AI system built for their business, on the same rail that runs this network.
The peer network. Operators who are already closing, in the room together.
The AI plus a trained operator working alongside them, with a guarantee.
Your own AI deal system, built for you: website, CRM and a voice AI operator, connected to JDLDeals.ai inventory so you work real deals from day one.
You earn $500 when someone you refer enrolls.
Included free
5 modules, approximately 3 hours, on demand.
Tuesdays at 12 PM ET, every week. Next one: Tuesday.
Ask it anything about a deal, a loan or a closing.
24/7/365 at (941) 960-7760.
Everything you need to make the introduction, and a place to watch it pay.
5,000+ members, open to every founding member.
Free forever. No card, no quotas, no fees. Claim your seat and make your first introduction this week. Next onboarding: Tuesday at 12 PM ET.
Loan referral rules by state
Loan referral rules are set by each state. Here is the shape of it across all 51 jurisdictions.
No license needed to make an introduction and take a fee.
Allowed, with limits on how the fee is structured or disclosed, or the rules are unsettled.
Registration or a license is required before you can be paid.
| State | Referral fee only | Brokering | What to know |
|---|---|---|---|
| Alabama AL | Clear | No license | Licensing reaches 1-4 unit loans to individuals only. LLC borrowers are outside it. |
| Alaska AK | Clear | No license | Mortgage law covers consumer-purpose loans only. |
| Arizona AZ | Restricted | License required | Mortgage broker or commercial mortgage banker license. Unlicensed people can't be paid for arranging loans. |
| Arkansas AR | Clear | No license | No broker license. The loan broker law bans advance fees. |
| California CA | Conditions | License required | DRE broker or CFL license to broker. CFL lenders may pay finders on commercial loans under strict rules (Fin. Code 22602). |
| Colorado CO | Clear | No license | Mortgage law covers consumer-purpose loans only. |
| Connecticut CT | Clear | No license | Residential and lead-generator rules cover consumer loans only. |
| Delaware DE | Clear | No license | No business-purpose broker license identified. |
| District of Columbia DC | Clear | Verify | Most sources show no license; one lists a license of unclear type. |
| Florida FL | Clear | No license | Ch. 494 applies to commercial loans only if the borrower is an individual or the lender is a private (noninstitutional) investor. |
| Georgia GA | Clear | No license | License applies to 1-4 unit loans to individuals, any purpose. LLC borrowers and commercial loans are outside it. |
| Hawaii HI | Clear | No license | Mortgage law covers consumer-purpose loans only. |
| Idaho ID | Conditions | Conditional | 1-4 unit dwelling loans are licensed whatever the purpose. Commercial property is not covered. |
| Illinois IL | Clear | Conditional | Loan Brokers Act registration applies unless the fee is paid only at a successful closing, with no upfront fee. |
| Indiana IN | Clear | No license | No business-purpose broker license identified. |
| Iowa IA | Clear | No license | License law covers owner-occupied 1-2 family loans. |
| Kansas KS | Clear | Conditional | Loan broker registration applies unless the fee is collected only at a successful closing. |
| Kentucky KY | Clear | No license | Mortgage law covers consumer-purpose loans only. |
| Louisiana LA | Clear | Conditional | Loan broker registration and bond apply unless the fee is wholly contingent on closing. |
| Maine ME | Clear | No license | No business-purpose broker license identified. |
| Maryland MD | Clear | No license | Mortgage law covers consumer loans on dwellings only. |
| Massachusetts MA | Clear | No license | Mortgage law covers owner-occupied consumer loans only. |
| Michigan MI | Verify | License required | A real estate broker license is needed to negotiate mortgages. Whether a pure introduction is covered is unclear. |
| Minnesota MN | Restricted | License required | Ch. 58 licenses any 1-4 unit loan, owner-occupied or not, and its definition includes soliciting. Commercial needs a real estate broker license. |
| Mississippi MS | Clear | No license | Mortgage law covers consumer-purpose loans only. |
| Missouri MO | Clear | No license | New commercial financing rules don't cover real-estate-secured loans. |
| Montana MT | Clear | No license | Regulator says investment 1-4 unit loans need no license. |
| Nebraska NE | Verify | Conditional | Loan Broker Act filing can apply when a borrower pays the fee. |
| Nevada NV | Verify | License required | Mortgage company license covers commercial loans too. No finder guidance found. |
| New Hampshire NH | Clear | No license | Mortgage law covers consumer loans only. |
| New Jersey NJ | Conditions | License required | Mortgage law covers consumer loans only. Negotiating terms needs a real estate broker license; a pure introduction isn't negotiating. NJ agents take referral fees through their broker. |
| New Mexico NM | Clear | No license | Mortgage law covers consumer-purpose loans only. |
| New York NY | Verify | License required | A real estate broker license is needed to negotiate non-consumer mortgage loans. Whether a pure introduction is covered is unclear. |
| North Carolina NC | Restricted | Conditional | Loan Broker Act requires filing with the Secretary of State and a bond. Its wording ('assist in procuring') is broad. |
| North Dakota ND | Restricted | License required | Money broker license covers soliciting and arranging any loan, consumer or commercial. |
| Ohio OH | Clear | No license | Regulator confirms no license for business-purpose loans. |
| Oklahoma OK | Clear | No license | Mortgage law covers consumer-purpose loans only. |
| Oregon OR | Conditions | Conditional | 1-4 unit residential loans are licensed whatever the purpose. Commercial property is not covered. |
| Pennsylvania PA | Restricted | License required | Real estate broker definition covers negotiating financing and acting as a 'finder'. |
| Rhode Island RI | Clear | Conditional | No license for commercial loans over $25,000. |
| South Carolina SC | Clear | No license | Mortgage law covers owner-occupied consumer loans only. |
| South Dakota SD | Verify | License required | Mortgage brokerage license applies, with a small-volume nonresidential exemption (5 loans, $4M). |
| Tennessee TN | Clear | No license | Mortgage law covers consumer-purpose loans only. |
| Texas TX | Clear | No license | Mortgage law covers consumer-purpose loans only. |
| Utah UT | Restricted | Conditional | 1-4 unit dwelling loans are licensed whatever the purpose, and 'solicits' reaches referrals. Commercial property is not covered. |
| Vermont VT | Restricted | Conditional | Loan solicitation license for commercial loans under $1M, and paid referrals count as lead generation. $1M+ is exempt. |
| Virginia VA | Clear | No license | Mortgage law covers personal-purpose loans to individuals only. |
| Washington WA | Clear | No license | No license unless the loan is secured by the borrower's primary dwelling. |
| West Virginia WV | Clear | No license | Mortgage law covers consumer-purpose loans only. Limited sources reviewed. |
| Wisconsin WI | Clear | No license | Commercial loan licensing ended in 2008; regulator confirms. |
| Wyoming WY | Clear | No license | No business-purpose broker license identified. |
How to read this. Each row assumes a business-purpose loan on non-owner-occupied investment property, an LLC or other entity borrower, an institutional lender, and a referral fee paid only when the loan closes. The referral column assumes you only make the introduction: no quoting rates or points, no negotiating terms, no collecting documents. An individual borrower, a private-party lender or an upfront fee changes the answer in several states.
Key. Clear no license requirement found. Conditions depends on property type, loan size or borrower. Restricted the state's definition reaches paid referrals, or requires a license or registration. Verify sources conflict or the law is unsettled.
General information from state statutes, regulator guidance and industry licensing summaries, last reviewed September 2026. Laws change, and this is not legal advice. Confirm the rules for your state with counsel before accepting compensation.
This guide is reference information only. Rules vary by state, county and city, by property and borrower type, and by how and when you are paid, and they change often. You are solely responsible for deciding whether you need a license, registration or bond and for following all federal, state and local laws where you and the property are located. Check with your state regulator and your own attorney before you refer or broker a loan. InvestorLoan.ai and/or its affiliates, including TheDealMaker.ai Network, take no responsibility and accept no liability for any action you take based on it.
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