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Debt Obligations | 3 Months Ended
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Mar. 31, 2026
Debt Disclosure [Abstract] |
Debt Obligations | Debt Obligations Credit and Repurchase Facilities Borrowings under our credit and repurchase facilities are as follows ($ in thousands):
|  |  |  |  |  |  | March 31, 2026 |  | December 31, 2025 |
| Current Maturity |  | Extended Maturity |  |  |  | Debt Carrying Value (1) |  | Collateral Carrying Value |  | Wtd. Avg. Note Rate (2) |  | Debt Carrying Value (1) |  | Collateral Carrying Value |
Structured Business |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
$1.4B joint repurchase facility (3) | Jul. 2027 |  | Jul. 2028 |  |  |  | $ | 1,031,189 |  |  | $ | 1,569,762 |  |  | 6.36 | % |  | $ | 882,635 |  |  | $ | 1,468,161 |  |
$1.22B repurchase facility | (6) |  | N/A |  |  |  | 1,175,995 |  |  | 1,633,307 |  |  | 5.66 | % |  | 1,149,944 |  |  | 1,555,403 |  |
$1B repurchase facility (3) | (5) |  | N/A |  |  |  | 774,998 |  |  | 1,082,767 |  |  | 6.47 | % |  | 879,499 |  |  | 1,207,513 |  |
$850M repurchase facility (3) | Dec. 2026 |  | Dec. 2027 |  |  |  | 356,589 |  |  | 624,309 |  |  | 6.50 | % |  | 443,880 |  |  | 725,309 |  |
$650M repurchase facility (3) | Oct. 2026 |  | N/A |  |  |  | 381,913 |  |  | 456,439 |  |  | 6.19 | % |  | 462,694 |  |  | 549,069 |  |
$400M credit facility | Mar. 2027 |  | N/A |  |  |  | 59,399 |  |  | 117,164 |  |  | 7.01 | % |  | 66,479 |  |  | 125,099 |  |
$400M repurchase facility | Jan. 2027 |  | Jan. 2028 |  |  |  | 279,679 |  |  | 379,619 |  |  | 5.98 | % |  | 291,342 |  |  | 383,195 |  |
$350M repurchase facility | Mar. 2027 |  | N/A |  |  |  | 124,215 |  |  | 217,645 |  |  | 5.73 | % |  | 127,199 |  |  | 238,422 |  |
$300M credit facility | Mar. 2029 |  | Mar. 2030 |  |  |  | 7,551 |  |  | 9,476 |  |  | 6.76 | % |  | — |  |  | — |  |
$250M repurchase facility | Sept. 2027 |  | Sept. 2028 |  |  |  | 85,803 |  |  | 132,070 |  |  | 6.79 | % |  | 73,052 |  |  | 113,121 |  |
$250M repurchase facility | Oct. 2026 |  | N/A |  |  |  | — |  |  | — |  |  | — |  |  | 98,186 |  |  | 126,340 |  |
$250M repurchase facility | Oct. 2027 |  | N/A |  |  |  | 95,417 |  |  | 124,588 |  |  | 6.25 | % |  | 78,963 |  |  | 102,758 |  |
$200M credit facility | Mar. 2027 |  | Mar. 2028 |  |  |  | 48,665 |  |  | 65,277 |  |  | 6.30 | % |  | 41,114 |  |  | 59,147 |  |
$22M loan specific credit facility | Jul. 2026 |  | N/A |  |  |  | 20,792 |  |  | 26,000 |  |  | 5.84 | % |  | 63,456 |  |  | 87,000 |  |
$40M credit facility (7) | Jul. 2026 |  | N/A |  |  |  | 15,570 |  |  | 24,610 |  |  | 6.10 | % |  | 15,532 |  |  | 24,610 |  |
$35M working capital facility (7) | Jul. 2026 |  | N/A |  |  |  | 35,000 |  |  | — |  |  | 6.66 | % |  | 35,000 |  |  | — |  |
Repurchase facility - securities (3)(4) | N/A |  | N/A |  |  |  | 50,312 |  |  | — |  |  | 5.09 | % |  | 50,280 |  |  | — |  |
Structured Business total (8) |  |  |  |  |  |  | $ | 4,543,087 |  |  | $ | 6,463,033 |  |  | 6.15 | % |  | $ | 4,759,255 |  |  | $ | 6,765,147 |  |
Agency Business |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
$750M ASAP agreement | N/A |  | N/A |  |  |  | $ | 253,768 |  |  | $ | 257,537 |  |  | 4.88 | % |  | $ | 91,965 |  |  | $ | 92,733 |  |
$500M repurchase facility | Nov. 2026 |  | N/A |  |  |  | 23,169 |  |  | 23,573 |  |  | 5.16 | % |  | 89,427 |  |  | 89,573 |  |
$200M credit facility (7) | Mar. 2027 |  | N/A |  |  |  | 62,162 |  |  | 62,568 |  |  | 5.37 | % |  | 101,802 |  |  | 102,409 |  |
$200M credit facility | Jun. 2026 |  | N/A |  |  |  | 20,549 |  |  | 20,738 |  |  | 6.07 | % |  | 42,887 |  |  | 43,096 |  |
$100M joint repurchase facility (3) | Jul. 2027 |  | Jul. 2028 |  |  |  | 65,217 |  |  | 77,762 |  |  | 6.27 | % |  | 64,315 |  |  | 77,798 |  |
Agency Business total |  |  |  |  |  |  | $ | 424,865 |  |  | $ | 442,178 |  |  | 5.24 | % |  | $ | 390,396 |  |  | $ | 405,609 |  |
Consolidated total |  |  |  |  |  |  | $ | 4,967,952 |  |  | $ | 6,905,211 |  |  | 6.07 | % |  | $ | 5,149,651 |  |  | $ | 7,170,756 |  |
________________________ (1)At March 31, 2026 and December 31, 2025, debt carrying value for the Structured Business was net of unamortized deferred finance costs of $9.6 million and $11.7 million, respectively, and for the Agency Business was net of unamortized deferred finance costs of $0.3 million at both March 31, 2026 and December 31, 2025. (2)At March 31, 2026 and December 31, 2025, all credit and repurchase facilities are variable rate loans. (3)These facilities are subject to margin call provisions associated with changes in interest spreads. (4)At March 31, 2026 and December 31, 2025, this facility was collateralized by certificates retained by us from our Freddie Mac Q Series securitization (“Q Series securitization”) with a principal balance of $6.0 million and cash and $26.5 million, respectively, and investment grade notes we retained from our BTR CLO 1 securitization with a principal balance of $41.0 million at both March 31, 2026 and December 31, 2025. (5)The commitment amount under this facility expires six months after the lender provides written notice. We then have an additional six months to repurchase the underlying loans. (6)This facility matures at the latest maturity date of all purchased assets, which is currently March 2029. (7)These facilities were extended in 2026. (8)These amounts exclude outstanding notes payable on our REO assets with a debt carrying value of $253.2 million and $223.0 million at March 31, 2026 and December 31, 2025, respectively. Structured Business At March 31, 2026 and December 31, 2025, the weighted average interest rate for the credit and repurchase facilities of our Structured Business, including certain fees and costs, such as structuring, commitment, non-use and warehousing fees, was 6.44% and 6.40%, respectively. The leverage on our loan and investment portfolio financed through our credit and repurchase facilities, excluding the securities repurchase facility and the working capital facility, was 69% at both March 31, 2026 and December 31, 2025. In March 2026, we entered into a $300.0 million credit facility to finance BTR loans that matures in March 2029, with a one-year extension option. The facility may be increased, subject to lender approval, by up to $50.0 million to a maximum of $350.0 million. The facility has an interest rate of SOFR plus 3.00%, with a SOFR floor of 2.50%. Agency Business In March 2026, we extended the maturity of a $200.0 million credit facility to March 2027 and reduced the interest rate from SOFR plus 1.40% to SOFR plus 1.35%. Securitized Debt We account for securitized debt transactions on our consolidated balance sheet as financing facilities. These transactions are considered VIEs for which we are the primary beneficiary and are consolidated in our financial statements. The investment grade notes and guaranteed certificates issued to third parties are treated as secured financings and are non-recourse to us. Borrowings and the corresponding collateral under our securitized debt transactions are as follows ($ in thousands):
|  | Debt |  | Collateral (3)
|  |  |  |  |  |  |  | Loans |  | Cash
March 31, 2026 |  | Face Value |  | Carrying Value (1) |  | Wtd. Avg. Rate (2) |  | UPB |  | Carrying Value |  | Restricted Cash (4)
CLO 21 |  | $ | 673,990 |  |  | $ | 667,860 |  |  | 5.47 | % |  | $ | 655,335 |  |  | $ | 652,162 |  |  | $ | 100,000 |
CLO 20 |  | 933,187 |  |  | 925,169 |  |  | 5.48 | % |  | 971,081 |  |  | 966,871 |  |  | 75,192 |
BTR CLO 1 |  | 567,121 |  |  | 559,749 |  |  | 6.22 | % |  | 688,888 |  |  | 687,341 |  |  | 266 |
CLO 18 (5) |  | 878,266 |  |  | 878,030 |  |  | 5.88 | % |  | 1,240,919 |  |  | 1,240,675 |  |  | 30,000 |
CLO 17 (5) |  | 900,659 |  |  | 900,660 |  |  | 5.73 | % |  | 1,173,927 |  |  | 1,173,866 |  |  | 104,235 |
Total CLOs |  | $ | 3,953,223 |  |  | $ | 3,931,468 |  |  | 5.73 | % |  | $ | 4,730,150 |  |  | $ | 4,720,915 |  |  | $ | 309,693 |
Q Series securitization (6) |  | — |  |  | — |  |  | — |  |  | 24,950 |  |  | 24,950 |  |  | — |
Total securitized debt |  | $ | 3,953,223 |  |  | $ | 3,931,468 |  |  | 5.73 | % |  | $ | 4,755,100 |  |  | $ | 4,745,865 |  |  | $ | 309,693 |
December 31, 2025 |  |  |  |  |  |  |  |  |  |  |  |
CLO 20 |  | $ | 933,187 |  |  | $ | 924,504 |  |  | 5.50 | % |  | $ | 1,045,664 |  |  | $ | 1,040,984 |  |  | $ | — |
BTR CLO 1 |  | 525,304 |  |  | 517,395 |  |  | 6.29 | % |  | 685,746 |  |  | 683,807 |  |  | — |
CLO 18 (5) |  | 971,595 |  |  | 970,979 |  |  | 6.01 | % |  | 1,339,523 |  |  | 1,338,395 |  |  | 21,469 |
CLO 17 (5) |  | 1,055,700 |  |  | 1,055,380 |  |  | 5.66 | % |  | 1,443,820 |  |  | 1,443,845 |  |  | — |
Total CLOs |  | 3,485,786 |  |  | 3,468,258 |  |  | 5.81 | % |  | 4,514,753 |  |  | 4,507,031 |  |  | 21,469 |
Q Series securitization (6) |  | — |  |  | — |  |  | — |  |  | 50,600 |  |  | 50,600 |  |  | — |
Total securitized debt |  | $ | 3,485,786 |  |  | $ | 3,468,258 |  |  | 5.81 | % |  | $ | 4,565,353 |  |  | $ | 4,557,631 |  |  | $ | 21,469 |
________________________ (1)Debt carrying value is net of $21.8 million and $17.5 million of deferred financing fees at March 31, 2026 and December 31, 2025, respectively. (2)At March 31, 2026 and December 31, 2025, the aggregate weighted average note rate for our CLOs, including certain fees and costs, was 5.96% and 6.07%, respectively. (3)At March 31, 2026 and December 31, 2025, 32 and 39 loans, respectively, with a total UPB of $1.39 billion and $1.69 billion, respectively, were deemed a "credit risk" as defined by the CLO indentures. A credit risk asset is generally defined as one that, in the CLO collateral manager's reasonable business judgment, has a significant risk of becoming a defaulted asset. (4)Represents restricted cash held for principal repayments as well as for reinvestment in the CLOs. Does not include restricted cash related to interest payments, delayed fundings and expenses totaling $10.9 million and $10.1 million at March 31, 2026 and December 31, 2025, respectively. (5)The replenishment period for CLO 17 and CLO 18 ended in June 2024 and August 2024, respectively. (6)All third party amounts have been paid down and only our tranches remain. CLO 21. In March 2026, we completed CLO 21, through a wholly owned subsidiary, issuing nine tranches of CLO notes totaling $762.6 million. Of the total CLO notes issued, $674.0 million consisted of investment grade notes issued to third-party investors. The remaining $88.6 million were below investment grade notes that were retained by us. As of the CLO closing date, the notes were secured by a portfolio of real estate related assets and cash with a face value of $662.6 million, with the real estate related assets primarily comprised of first-lien mortgage bridge loans contributed from our existing loan portfolio. The CLO has an approximate two and a half year replacement period, during which principal payments and sale proceeds from the underlying loans may be reinvested into qualifying replacement loan obligations, subject to conditions outlined in the indenture. Thereafter, the outstanding debt balance will decrease as loans are repaid. The proceeds of the issuance also included $100.0 million for the purpose of acquiring additional loan obligations within 180 days from the CLO closing date, which is expected to be fully utilized, resulting in the issuer owning loan obligations with a face value of $762.6 million, representing leverage of 88%. The notes sold to third parties had an initial weighted average interest rate of 1.73% plus term SOFR, with interest payable monthly. Securitization Paydowns. During the three months ended March 31, 2026, outstanding notes totaling $248.4 million on our existing CLOs have been paid down. Senior Unsecured Notes A summary of our senior unsecured notes is as follows ($ in thousands):
|  |  |  |  |  | March 31, 2026 |  | December 31, 2025
Senior Unsecured Notes |  | Issuance Date |  | Maturity |  | UPB |  | Carrying Value (1) |  | Wtd. Avg. Rate (2) |  | UPB |  | Carrying Value (1) |  | Wtd. Avg. Rate (2)
8.50% Notes (3) |  | Dec. 2025 |  | Dec. 2028 |  | $ | 400,000 |  |  | $ | 394,762 |  |  | 8.50 | % |  | $ | 400,000 |  |  | $ | 394,340 |  |  | 8.50 | %
7.875% Notes (4) |  | Jul. 2025 |  | Jul. 2030 |  | 500,000 |  |  | 489,975 |  |  | 7.88 | % |  | 500,000 |  |  | 489,397 |  |  | 7.88 | %
9.00% Notes (3) |  | Oct. 2024 |  | Oct. 2027 |  | 100,000 |  |  | 99,078 |  |  | 9.00 | % |  | 100,000 |  |  | 98,934 |  |  | 9.00 | %
8.50% Notes (3) |  | Oct. 2022 |  | Oct. 2027 |  | 150,000 |  |  | 149,172 |  |  | 8.50 | % |  | 150,000 |  |  | 149,041 |  |  | 8.50 | %
5.00% Notes (3) |  | Dec. 2021 |  | Dec. 2028 |  | 180,000 |  |  | 178,831 |  |  | 5.00 | % |  | 180,000 |  |  | 178,725 |  |  | 5.00 | %
4.50% Notes (3) |  | Aug. 2021 |  | Sept. 2026 |  | 270,000 |  |  | 269,650 |  |  | 4.50 | % |  | 270,000 |  |  | 269,439 |  |  | 4.50 | %
5.00% Notes (3) |  | Apr. 2021 |  | Apr. 2026 |  | 175,000 |  |  | 174,948 |  |  | 5.00 | % |  | 175,000 |  |  | 174,790 |  |  | 5.00 | %
4.50% Notes (3) |  | Mar. 2020 |  | Mar. 2027 |  | 275,000 |  |  | 274,531 |  |  | 4.50 | % |  | 275,000 |  |  | 274,412 |  |  | 4.50 | %
|  |  |  |  |  | $ | 2,050,000 |  |  | $ | 2,030,947 |  |  | 6.70 | % |  | $ | 2,050,000 |  |  | $ | 2,029,078 |  |  | 6.70 | %
________________________ (1)At March 31, 2026 and December 31, 2025, the carrying value is net of deferred financing fees of $19.1 million and $20.9 million, respectively. (2)At both March 31, 2026 and December 31, 2025, the aggregate weighted average note rate, including certain fees and costs, was 7.06%. (3)These notes can be redeemed by us prior to three months before the maturity date, at a redemption price equal to 100% of the aggregate principal amount, plus a “make-whole” premium and accrued and unpaid interest. We have the right to redeem the notes within three months prior to the maturity date at a redemption price equal to 100% of the aggregate principal amount, plus accrued and unpaid interest. (4)These notes can be redeemed by us prior to six months before the maturity date, at a redemption price equal to 100% of the aggregate principal amount, plus a “make-whole” premium and accrued and unpaid interest. We have the right to redeem the notes within six months prior to the maturity date at a redemption price equal to 100% of the aggregate principal amount, plus accrued and unpaid interest. Subsequent Event. In April 2026, we redeemed our 5.00% senior notes totaling $175.0 million at maturity. Convertible Senior Unsecured Notes In August 2025, our convertible notes matured, and were fully repaid with a portion of the net proceeds received from our 7.875% senior unsecured notes issued in July 2025. During the three months ended March 31, 2025, we incurred interest expense on the notes totaling $6.1 million, of which $5.4 million and $0.7 million related to the cash coupon and deferred financing fees, respectively. Junior Subordinated Notes The carrying values of borrowings under our junior subordinated notes were $145.7 million and $145.5 million at March 31, 2026 and December 31, 2025, respectively, which is net of a deferred amount of $7.4 million and $7.6 million, respectively, (which is amortized into interest expense over the life of the notes) and deferred financing fees of $1.2 million at both March 31, 2026 and December 31, 2025. These notes have maturities ranging from March 2034 through April 2037 and pay interest quarterly at a floating rate. The weighted average note rate was 6.55% and 6.52% at March 31, 2026 and December 31, 2025, respectively. Including certain fees and costs, the weighted average note rate was 6.64% and 6.61% at March 31, 2026 and December 31, 2025, respectively. Debt Covenants Credit and Repurchase Facilities and Unsecured Debt. The credit and repurchase facilities and unsecured debt contain various financial covenants, including, but not limited to, minimum liquidity requirements, minimum net worth requirements, minimum unencumbered asset requirements, as well as certain other debt service coverage ratios, debt to equity ratios and minimum servicing portfolio tests. We were in compliance with all financial covenants and restrictions at March 31, 2026. CLOs. Our CLO vehicles contain interest coverage and asset overcollateralization covenants that must be met as of the waterfall distribution date in order for us to receive such payments. If we fail these covenants in any of our CLOs, all cash flows from the applicable CLO would be diverted to repay principal and interest on the outstanding CLO bonds and we would not receive any residual payments until that CLO regained compliance with such tests. Our CLOs were in compliance with all such covenants at March 31, 2026, as well as on the most recent determination dates in April 2026. In the event of a breach of the CLO covenants that could not be cured in the near-term, we would be required to fund our non-CLO expenses, including employee costs, distributions required to maintain our REIT status, debt costs, and other expenses with (1) cash on hand, (2) income from any CLO not in breach of a covenant test, (3) income from real property and loan assets, (4) sale of assets, or (5) accessing the equity or debt capital markets, if available. We have the right to cure covenant breaches which would resume normal residual payments to us by purchasing non-performing loans out of the CLOs. However, we may not have sufficient liquidity available to do so at such time. Our CLO compliance tests as of the most recent determination dates in April 2026 are as follows:
Cash Flow Triggers |  | CLO 17 |  | CLO 18 |  | BTR CLO 1 |  | CLO 20 |  | CLO 21
Overcollateralization (1) |  |  |  |  |  |  |  |  |  |
Current |  | 136.30 | % |  | 139.84 | % |  | 117.47 | % |  | 112.52 | % |  | 113.15 | %
Limit |  | 121.51 | % |  | 123.03 | % |  | 115.47 | % |  | 110.52 | % |  | 111.15 | %
Pass / Fail |  | Pass |  | Pass |  | Pass |  | Pass |  | Pass
Interest Coverage (2) |  |  |  |  |  |  |  |  |  |
Current |  | 155.42 | % |  | 134.63 | % |  | 151.92 | % |  | 135.00 | % |  | 130.39 | %
Limit |  | 120.00 | % |  | 120.00 | % |  | 120.00 | % |  | 120.00 | % |  | 120.00 | %
Pass / Fail |  | Pass |  | Pass |  | Pass |  | Pass |  | Pass
________________________ (1)The overcollateralization ratio divides the total principal balance of all collateral in the CLO by the total principal balance of the bonds associated with the applicable ratio. To the extent an asset is considered a defaulted security, the asset’s principal balance for purposes of the overcollateralization test is the lesser of the asset’s market value or the principal balance of the defaulted asset multiplied by the asset’s recovery rate which is determined by the rating agencies. Rating downgrades of CLO collateral will generally not have a direct impact on the principal balance of a CLO asset for purposes of calculating the CLO overcollateralization test unless the rating downgrade is below a significantly low threshold (e.g., CCC-) as defined in each CLO vehicle. (2)The interest coverage ratio divides interest income by interest expense for the classes senior to those retained by us. Our CLO overcollateralization ratios as of the determination dates subsequent to each quarter are as follows:
Determination (1) |  | CLO 17 |  | CLO 18 |  | BTR CLO 1 |  | CLO 20 |  | CLO 21
April 2026 |  | 136.30 | % |  | 139.84 | % |  | 117.47 | % |  | 112.52 | % |  | 113.15 | %
January 2026 |  | 127.77 | % |  | 136.54 | % |  | 117.47 | % |  | 112.52 | % |  | N/A
October 2025 |  | 127.02 | % |  | 131.38 | % |  | 117.47 | % |  | 112.52 | % |  | N/A
July 2025 |  | 124.46 | % |  | 130.03 | % |  | 117.47 | % |  | N/A |  | N/A
April 2025 |  | 122.65 | % |  | 127.91 | % |  | N/A |  | N/A |  | N/A
________________________ (1)This table represents the quarterly trend of our overcollateralization ratio, however, the CLO determination dates are monthly and we were in compliance with this test for all periods presented. The ratio will fluctuate based on the performance of the underlying assets, transfers of assets into the CLOs prior to the expiration of their respective replenishment dates, purchase or disposal of other investments, and loan payoffs. No payment due under the junior subordinated indentures may be paid if there is a default under any senior debt and the senior lender has sent notice to the trustee. The junior subordinated indentures are also cross-defaulted with each other.

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- Definition The entire disclosure for information about short-term and long-term debt arrangements, which includes amounts of borrowings under each line of credit, note payable, commercial paper issue, bonds indenture, debenture issue, own-share lending arrangements and any other contractual agreement to repay funds, and about the underlying arrangements, rationale for a classification as long-term, including repayment terms, interest rates, collateral provided, restrictions on use of assets and activities, whether or not in compliance with debt covenants, and other matters important to users of the financial statements, such as the effects of refinancing and noncompliance with debt covenants. + References Reference 1: http://www.xbrl.org/2003/role/disclosureRef -Topic 815 -SubTopic 10 -Name Accounting Standards Codification -Section 50 -Paragraph 8A -Publisher FASB -URI https://asc.fasb.org/1943274/2147480434/815-10-50-8A Reference 2: http://www.xbrl.org/2003/role/disclosureRef 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