Find the Right Loan for
Your Home & Goals
From first-time buyer programs with minimal down payments to investment property financing and self-employed solutions — we have a loan for every borrower.
Connect With a Loan Specialist →Government Loans
FHA, USDA & VA — backed programs with flexible credit and low or no down payment requirements.
Conventional Loans
Fannie Mae & Freddie Mac conforming loans with competitive rates for well-qualified borrowers.
Non-QM / Non-Traditional
Bank statement, DSCR, asset utilization and other flexible programs for unique financial situations.
Self-Employed Solutions
Flexible qualification using business deposits, P&L statements, or verified liquid assets — alternative documentation options available for eligible borrowers.
FHA, USDA & VA Loans
Government-insured programs designed to make homeownership accessible — with lower credit requirements, reduced down payments, and competitive rates.
FHA Loan
Federal Housing Administration
The FHA loan is one of the most popular first-time homebuyer programs in the U.S. Backed by the Federal Housing Administration, it allows borrowers with lower credit scores and limited savings to achieve homeownership with as little as 3.5% down.
- ✓ Minimum 3.5% down payment with 580+ credit score
- ✓ Credit scores as low as 500 may qualify (10% down)
- ✓ Debt-to-income ratio up to 50%
- ✓ 2-year employment history required
- ✓ 2025 loan limits: $524,225 – $1,209,750
- ✓ Upfront MIP: 1.75% of loan amount
- ✓ Annual MIP: 0.15% – 0.75% (included in monthly payment)
- ✓ Past bankruptcy or foreclosure may still qualify
- ✓ Gift funds allowed for down payment
USDA Rural
Rural Development Guaranteed Loan
The USDA Rural Development Guaranteed Loan Program offers 100% financing for eligible properties in rural and suburban areas. With no down payment required and some of the lowest mortgage insurance costs available, it's an outstanding option for qualified buyers.
- ✓ Zero down payment — 100% financing available
- ✓ No minimum credit score set by USDA (lender overlays apply)
- ✓ Household income up to 115% of area median income
- ✓ 2026 income limits: up to $119,850 (household of 1–4)
- ✓ Property must be in an eligible rural/suburban area
- ✓ Low guarantee fee: 1% upfront + 0.35% annual
- ✓ DTI ratio generally under 46%
- ✓ ~97% of U.S. land mass is USDA-eligible
- ✓ Primary residence only
VA Home Loan
For Veterans & Active Service Members
The VA home loan is one of the most powerful mortgage benefits available to U.S. military veterans, active duty service members, and surviving spouses. With no down payment, no PMI, and competitive rates — it's often the best loan in the market for those who qualify.
- ✓ No down payment required in most cases
- ✓ No private mortgage insurance (PMI)
- ✓ Competitive interest rates — typically below market
- ✓ Flexible credit and income requirements
- ✓ One-time VA funding fee (can be financed)
- ✓ Available for purchase & refinance (IRRRL)
- ✓ Reusable benefit — use it multiple times
- ✓ Available for veterans, active duty & surviving spouses
Conventional Loan Options
Conventional loans aren't government-backed but often offer the most competitive rates for borrowers with solid credit, stable income, and sufficient down payment.
Conventional Loan
Fannie Mae / Freddie Mac Conforming
Conventional loans follow guidelines set by Fannie Mae and Freddie Mac. They're ideal for borrowers with good credit who want flexibility in loan terms, property types, and the ability to remove PMI once they've built equity.
- ✓ As little as 3% down for first-time homebuyers
- ✓ Minimum 620 credit score (better rates with 740+)
- ✓ DTI ratios typically up to 43–50%
- ✓ No upfront mortgage insurance premium
- ✓ PMI cancellable at 80% LTV (auto-removed at 78%)
- ✓ Available for primary, second homes & investment properties
- ✓ Fixed or adjustable rate options
- ✓ 2026 conforming loan limit: $806,500
Jumbo Loan
High-Balance & Non-Conforming
Need to finance a home above conforming loan limits? Our jumbo loan programs are designed for luxury and high-value properties where the loan amount exceeds the conventional conforming limits set by Fannie Mae and Freddie Mac.
- ✓ Loan amounts above $806,500
- ✓ Typically requires 700+ credit score
- ✓ 10–20% down payment typically required
- ✓ Strong asset reserves required
- ✓ Fixed and adjustable rate options
- ✓ Primary residence, second homes, and investment properties
- ✓ Interest-only options may be available
Non-QM Loan Programs
Not every borrower fits inside the traditional underwriting box — and that's okay. Our Non-QM (Non-Qualified Mortgage) programs are built specifically for self-employed professionals, real estate investors, and high-net-worth borrowers who need more flexible qualification methods.
DSCR Loans
Debt Service Coverage Ratio (DSCR) loans are designed for real estate investors — qualification is based on the property's rental income rather than traditional personal income documentation, making them well-suited for investors with complex income profiles.
- Property rental income used for qualification
- Streamlined documentation for eligible investors
- Short-term & long-term rentals eligible
- Flexible DSCR thresholds available on select programs
- Single family, multi-family, condos
- LTVs up to 80% on purchases
- Multiple financed properties may be eligible
Bank Statement Loans
Self-employed borrowers often show low net income after business deductions. Bank statement loans use 12–24 months of deposits to calculate qualifying income — an alternative documentation solution for eligible business owners.
- 12 or 24 months personal or business bank statements
- Bank deposit history reviewed as alternative income documentation
- Ideal for business owners & freelancers
- Expense factor applied to business deposits
- Primary, second home, and investment properties
- Loan amounts up to $3M+ available
Asset Utilization & Depletion
Borrowers with substantial verified liquid assets may be able to use their portfolio toward qualification. Assets are divided over a set term to calculate monthly qualifying income for eligible applicants.
- Verified checking, savings, brokerage & retirement accounts reviewed
- Portfolio assets may support qualification in select programs for eligible borrowers
- Assets divided over 60–360 months to derive income
- Ideal for retirees & high-net-worth individuals
- Stocks, bonds, mutual funds, 401(k)s can qualify
- Up to 70–100% of eligible asset value used
P&L & 1099 Loans
For self-employed borrowers who prefer using a CPA-prepared Profit & Loss statement, or independent contractors and gig workers who receive 1099 income instead of W-2s.
- 12–24 months 1099 income used for qualification
- CPA-prepared P&L statements accepted
- CPA-prepared P&L and 1099s reviewed as alternative documentation
- Ideal for realtors, contractors, consultants
- Combined with bank statements for stronger qualification
Foreign National Loans
Non-U.S. citizens and foreign nationals can finance U.S. properties through specialized programs. International credit profiles and foreign income documentation are reviewed during the qualification process.
- International credit profile reviewed in place of U.S. history
- Foreign income and assets accepted
- Investment & vacation properties
- Typically 30–40% down payment
- ITIN borrowers also eligible
Interest-Only Loans
Reduce monthly payments by paying only interest for an initial period. Popular with investors and high-income earners who want maximum cash flow flexibility or short hold periods.
- 5–10 year interest-only period
- Lower initial monthly payments
- Ideal for investors & short-term holds
- Available on jumbo & non-QM products
- Converts to fully amortizing after initial period
Are You Self-Employed?
We Have Solutions.
Being self-employed shouldn't stop you from getting a mortgage. Traditional loans rely on W-2s and tax returns — but we have multiple pathways to qualify based on how your business actually performs.
Traditional with CPA
2-Year Tax Return Averaging
If your tax returns show sufficient net income after deductions, you may qualify for conventional, FHA, or VA financing using standard underwriting with 2 years of self-employment returns.
- ✓ 2 years self-employment history required
- ✓ Schedule C, S-Corp, or Partnership returns
- ✓ YTD P&L statement may be required
- ✓ Business bank statements to verify deposits
- ✓ Access to FHA, VA, USDA, and conventional rates
Bank Statement Loan
12 or 24-Month Deposits
Great for business owners whose tax returns don't reflect real earnings due to write-offs and deductions. We use actual bank deposits to calculate your qualifying income — an alternative documentation solution for qualified self-employed borrowers.
- ✓ 12 or 24 months of bank statements
- ✓ Personal or business accounts
- ✓ Expense factor applied (typically 50% for business)
- ✓ Bank deposit history accepted as alternative documentation
- ✓ Loan amounts up to $3M+
Asset Depletion
Qualify on Liquid Assets
Have significant verified liquid assets? We can use your portfolio to support qualifying income using an asset depletion calculation — an option available for eligible borrowers with substantial holdings.
- ✓ Assets divided by 60–360 months = qualifying income
- ✓ Checking, savings, brokerage, retirement accounts
- ✓ Asset verification may satisfy income requirements in select programs
- ✓ Ideal for retirees, business owners & investors
- ✓ Can be combined with other income sources
Loan Program Comparison
Not sure which loan is right for you? Use this quick reference to compare key features across our most popular programs.
| Loan Program | Min. Down Payment | Min. Credit Score | Income Docs Needed | Mortgage Insurance | Best For |
|---|---|---|---|---|---|
| FHA Loan | 3.5% (580 score) 10% (500–579) |
500 | W-2 / Tax Returns | Yes (MIP required) | First-time buyers, lower credit scores |
| USDA Rural Development | 0% — No Down Payment | No min. (lender overlay) | W-2 / Tax Returns | Guarantee fee (low) | Rural / suburban buyers within income limits |
| VA Home Loan | 0% — No Down Payment | No min. (lender overlay) | W-2 / Military service docs | None (VA funding fee) | Veterans, active duty, surviving spouses |
| Conventional | 3% – 20% | 620 | W-2 / Tax Returns | PMI if <20% down (removable) | Strong-credit buyers, move-up purchases |
| Jumbo | 10% – 20% | 700+ | Full income docs | Varies by lender | High-value / luxury properties |
| DSCR Loan | 20% – 25% | 620–660+ | Property income reviewed (alternative docs) | Not typically required | Real estate investors, rental properties |
| Bank Statement Loan | 10% – 20% | 620–680+ | Bank deposit history (alternative docs) | Varies | Self-employed, business owners |
| Asset Utilization / Depletion | 10% – 30% | 660–700+ | Verified asset statements (alternative docs) | Varies | Retirees, high-net-worth borrowers |
| P&L / 1099 Loan | 10% – 20% | 620–660+ | P&L or 1099s (alternative docs) | Varies | Contractors, freelancers, gig workers |
A Lender You Can Rely On
We combine local expertise with access to hundreds of loan programs — making it easier to find the perfect fit for your situation.
Loan Programs
Access to a wide variety of loan products through multiple lenders and investors.
Rated Service
Consistently top-rated for communication, speed, and borrower satisfaction.
Fast Pre-Approvals
Get your pre-approval letter in as little as 48 hours after submitting documents.
No Application Fee
No cost to apply. Know your options before you commit to anything.