The All In One Loan™ in Hawaii: How a First-Lien HELOC With a Sweep Account Works

By Jay Miller, Sales Manager and Certified Mortgage Advisor, CMG Home Loans | NMLS #657301 | Last updated: October 2, 2026

The CMG All In One Loan™ is a 30-year first-lien home equity line of credit (HELOC) that replaces a traditional mortgage and comes with a built-in sweep checking account: your deposits lower the loan balance right away, and the money stays available to spend. Interest is calculated on each day's balance at a variable rate, so the result depends on your cash flow and the rate path, not on the starting rate alone. It can fit households with steady monthly surplus and spending discipline; it does not fit anyone who needs a fixed payment or lives paycheck to paycheck.

Key facts

What it is: a 30-year first-lien HELOC with an integrated sweep checking account, offered by CMG Home Loans.
How interest works: calculated nightly on the unpaid balance and billed monthly.
Rate: variable, based on the average monthly SOFR index plus a margin. The margin ranges from 2.5% to 4.0%, and you choose it by how many discount points you pay at closing to buy the margin down, much like discount points on a traditional mortgage. The rate can change every monthly billing cycle, within a floor and a lifetime cap set when the account opens.
Access to funds: advances are available up to your available credit limit for the 30-year term; the limit begins stepping down after year 10.
Occupancy: primary residences, second homes, and investment properties are all eligible.
Condos: only warrantable condos are eligible, because All In One Loan™ property guidelines follow Fannie Mae property guidelines.
Self-employed borrowers: bank statement qualifying is available, using a minimum 15% expense factor.
The catch: it only helps if you consistently deposit more than you spend, and a rising rate raises your interest cost.

Eligibility, margins, and terms are subject to program guidelines and can change.

How the CMG All In One Loan™ works

A traditional mortgage and a checking account are two separate things. Your paycheck lands in checking, and once a month you send a fixed payment to the lender. The All In One Loan™ puts both in one account.

Your income is deposited into the account. Each deposit is applied against the loan balance the day it posts.
You pay bills from the same account. Debit card, checks, online bill pay, and transfers draw on the line, the way a checking account would.
Interest accrues on each day's balance. CMG computes interest nightly on the unpaid principal and totals it at the end of the month.
What you don't spend keeps the balance lower. There is no traditional amortization schedule; principal goes down through the money you leave in the account.

The credit line over 30 years

Per CMG's current Important Terms disclosure, you can take advances up to your available credit limit for 360 months. The full credit limit is available for the first 120 billing periods (10 years). After that, the limit reduces by 1/240 of the original limit each month until it reaches zero at month 360, and the required payment includes whatever is needed to keep the balance at or below the reduced limit.

Payments

There is no fixed principal-and-interest payment like a 30-year fixed loan has. Interest is charged monthly and principal is reduced by deposits. CMG's Important Terms disclosure explains the minimum payment requirements, how they change after year 10, and the fees; ask for it and read it before you apply.

All In One Loan™ vs. a 30-year fixed mortgage

The useful comparison is total interest paid and payoff timeline under your real cash flow, not the starting rate. A higher rate on a balance that stays lower can cost less in dollars than a lower rate on a balance that amortizes slowly, and the reverse can also be true.

	30-year fixed mortgage	CMG All In One Loan™
Rate	Fixed for the life of the loan	Variable: average monthly SOFR plus a margin of 2.5% to 4.0%; can change monthly within a floor and lifetime cap
Required payment	Same principal and interest every month	No fixed amortizing payment; see CMG's disclosure for minimum payments
How principal goes down	On a set amortization schedule, plus any extra payments	Through deposits you leave in the account
Getting money back out after paying down	Usually requires a refinance or a separate HELOC	Available up to your available credit limit during the 30-year term
Payment certainty	High	Low; interest cost moves with the rate and your balance
Usually fits	Borrowers who want a predictable payment	Borrowers with steady surplus who will run their banking through the loan

Extra principal payments on a fixed-rate loan also cut total interest. The difference is liquidity and rate type: on a fixed loan, extra principal is locked in the house; in the All In One Loan™, paid-down principal stays available, at the cost of a variable rate. The first-lien HELOC vs. traditional mortgage article walks through the math in more depth.

All In One Loan™ vs. other first-lien HELOCs

"First-lien HELOC" describes a category, not one product. Features vary a lot, so compare these line by line:

Integrated sweep checking. Is your paycheck deposited straight against the balance, or do you have to move money from a separate bank? The checking account in the All In One Loan™ is built in.
Draw period and step-down. How long can you draw, and when does the limit start shrinking? Many second-lien HELOCs have a 10-year draw period. The All In One Loan™ allows advances for 30 years, with the limit stepping down after year 10.
Index, margin, floor, and cap. Which index, what margin, is the margin fixed, and what are the floor and lifetime cap? Get the numbers in writing. For the All In One Loan™, the index is the average monthly SOFR and the margin ranges from 2.5% to 4.0%, depending on the discount points you pay at closing.
Occupancy. Some products are limited to primary residences. The All In One Loan™ allows primary residences, second homes, and investment properties.
Fees. Ask about annual fees and closing costs; CMG's Important Terms disclosure lists them for the All In One Loan™.
Hawaii property types. Ask how condos, condotels, and leasehold properties are treated before you fall in love with a property. For the All In One Loan™, only warrantable condos are eligible, because its property guidelines follow Fannie Mae property guidelines.

Velocity banking with a HELOC vs. the All In One Loan™

Velocity banking is a cash-flow strategy, not a loan product. The usual version keeps a regular mortgage, opens a HELOC (often a second lien), uses the HELOC to make lump-sum "chunk" payments against the mortgage principal, then routes income into the HELOC to pay it back down, and repeats.

What it can and can't do:

It reduces interest only to the extent your monthly surplus pays principal down sooner. Without surplus, it moves debt around and can add cost.
The HELOC usually carries a variable rate, and the chunk sits on that rate until income pays it down.
It takes active management: timing chunks, tracking two loans, and keeping spending in check.

The All In One Loan™ uses the same core idea, letting idle cash sit against the balance, but builds it into one first-lien account, so there are no chunk transfers between two loans. Either way, the math only works with real, repeatable surplus. Anyone promising a specific payoff date or savings amount without your actual numbers is selling, not calculating.

Who it fits, and who it doesn't

It can fit:

Households with steady income and a reliable monthly surplus.
People willing to run their everyday banking through the loan account.
Borrowers who value keeping access to paid-down principal for repairs, emergencies, or opportunities.

It doesn't fit:

Paycheck-to-paycheck households. With no surplus, you carry a variable rate with none of the benefit.
Anyone who would treat the line as spending money. Your home equity is reachable with a debit card. If that would become a slush fund, the balance can go up instead of down.
Borrowers who need payment certainty. If a rate change would strain your budget or your sleep, a fixed-rate loan is the better choice.

The risks, plainly:

Variable rate. The rate can change every month, up to the lifetime cap, and there is no annual limit on how much it can move.
Discipline. Results depend on your behavior every month for years.
Cash flow. If your monthly surplus is smaller than the monthly interest, the balance grows.
Shrinking access after year 10. The credit limit steps down, and payments can rise to keep the balance under it.
Qualification. Expect underwriting to focus on credit, equity, and documented cash flow. Self-employed borrowers can use bank statement qualifying, with a minimum 15% expense factor.

Who can set up an All In One Loan™ in Hawaii

Jay Miller, Sales Manager and Certified Mortgage Advisor at CMG Home Loans in Honolulu (NMLS #657301), works with Hawaii homeowners and buyers on the All In One Loan™ for purchases and refinances on Oahu, Maui, Kauai, and the Big Island. Bring your balance, take-home income, and monthly spending, and ask for a side-by-side simulation against a traditional mortgage that shows total interest and payoff timeline under different rate assumptions.

Call (808) 429-0811 or email jaym@cmghomeloans.com
Apply with CMG Home Loans
Run your own numbers first: HELOC sweep calculator

Frequently asked questions

What is the CMG All In One Loan™?

It is a 30-year first-lien home equity line of credit with a built-in sweep checking account, offered by CMG Home Loans. It replaces a traditional mortgage on a purchase or refinance.

How does the sweep account in the All In One Loan™ work?

Deposits are applied against the loan balance as soon as they post, and you pay bills from the same account. Interest is calculated nightly on the unpaid balance and billed monthly, so money waiting to be spent still lowers the balance interest is charged on.

Is the All In One Loan™ rate fixed or variable?

Variable. The rate is based on the average monthly SOFR index plus a margin. The margin ranges from 2.5% to 4.0%, and you choose it by paying discount points at closing to buy the margin down, much like discount points on a traditional mortgage. The rate can change each monthly billing cycle and stays within a floor and a lifetime cap set when the account opens. Ask for CMG's Important Terms disclosure for the current details.

Can I use the All In One Loan™ on a second home or investment property?

Yes. Primary residences, second homes, and investment properties are all eligible, subject to program guidelines.

Can I use the All In One Loan™ on a Hawaii condo?

Only if the condo is warrantable. All In One Loan™ property guidelines follow Fannie Mae property guidelines, so non-warrantable condos are not eligible.

Can self-employed borrowers qualify for the All In One Loan™?

Yes. Bank statement qualifying is available for self-employed borrowers, using a minimum 15% expense factor.

Is velocity banking the same as the All In One Loan™?

No. Velocity banking is a strategy that usually pairs a regular mortgage with a separate HELOC and moves lump sums between them. The All In One Loan™ builds the deposit-against-balance idea into one first-lien account. Both depend on steady monthly surplus.

Will an All In One Loan™ pay off my house faster?

It depends on your income, spending, balance, and the rate path. With a steady surplus the balance can fall faster than on a fixed schedule; without one, or if rates rise, it may not. A side-by-side simulation with your own numbers is the only fair answer.

Who should avoid an All In One Loan™?

Households without consistent monthly surplus, anyone who would treat the line as spending money, and borrowers who need the certainty of a fixed payment.

Who offers the All In One Loan™ in Hawaii?

CMG Home Loans. In Honolulu, Jay Miller, Sales Manager and Certified Mortgage Advisor, NMLS #657301, can walk you through it: (808) 429-0811 or jaym@cmghomeloans.com.