Which term refers to the practice of making or arranging a mortgage loan without a reasonable net benefit to the borrower?

Churning refers to the practice of repeatedly refinancing a mortgage loan without providing a significant benefit to the borrower, typically to generate fees for the lender or broker. This can lead to unnecessary costs for the borrower and is often considered an unethical practice. In contrast, other terms listed in the question relate to different unethical practices within the mortgage industry. For example, flipping usually involves making a profit from quickly reselling a property, steering refers to directing borrowers to certain loans or lenders based on potential profits rather than the borrower's best interests, and redlining refers to the discriminatory practice of denying services to residents in certain areas based on their race or ethnicity. Hence, churning accurately captures the essence of making or arranging a loan without providing a reasonable net benefit to the borrower.