Loan Programs
Whatever your situation looks like, there is probably a loan built for it. Find yours below, or just text me.
One thing is the same on every program here: no lender fees. I cover them myself, about a $2,000 value, because that is how I work.
Getting Into a Home
Start here if the down payment is the hard part, or if it has been a few years since you owned.
Who it is for
You have not owned a home in the last three years. That is the rule, so plenty of people count as first-time buyers again.
How it works
Programs built for a first purchase: smaller down payments, flexible credit, and help with the down payment for buyers who qualify.
Who it is for
Your income and job are steady, but saving the down payment is the slow part.
How it works
Assistance programs can cover part or all of the down payment for buyers who qualify. Some of it is a grant. Some is a second loan that is repaid later or forgiven over time.
Who it is for
You want the first years of payments to start lower, often on a new build or with a seller who is ready to deal.
How it works
The seller funds an account that covers part of the payment for the first one to three years, then the payment steps up to the full amount. It is an option you can choose, not a rescue.
The Standard Loans
The mainstream paths. Which one fits depends on your down payment, your credit, and the home itself.
Who it is for
The standard route, for a primary home, a second home, or an investment property.
How it works
Put down less than 20% and mortgage insurance is usually part of the payment. Once you own 20% of the home, that insurance drops off.
Who it is for
Your down payment is smaller, or your credit history has some bumps in it.
How it works
FHA is built to be flexible on credit history and starts at 3.5% down. Mortgage insurance is part of the loan, a fee up front that can be rolled in, plus a charge on the monthly payment.
Who it is for
You are a service member, a veteran, or an eligible surviving spouse. If you earned the benefit, this is usually the first path we check.
How it works
Eligible buyers can purchase with zero down, and there is no monthly mortgage insurance. A one-time funding fee may apply unless you are exempt, and it can be rolled into the loan. Your Certificate of Eligibility drives the details, so we pull that early.
Who it is for
You are buying a primary home in an eligible rural area. Rural covers more ground than the name suggests.
How it works
USDA can be zero down for buyers and addresses that qualify. The address decides a lot, so we check it early, before you fall for a house that cannot use it.
Who it is for
The home you want needs a loan bigger than the standard conforming limit.
How it works
Jumbo loans cover the amounts above that limit. Lenders usually want a stronger file, a larger down payment, and money left in reserve after closing.
Self-Employed and No Paperwork
For business owners, freelancers, and anyone whose tax return tells the wrong story.
Who it is for
You are self-employed, and your tax return is built to show the smallest income the law allows. Smart at tax time, rough on a standard loan application.
How it works
Instead of tax returns, the loan reads your bank deposits, usually 12 or 24 months of them, to count what you actually bring in.
Who it is for
You are a contractor or freelancer paid on 1099s, or your income shows most clearly on a profit and loss statement.
How it works
These loans qualify you on your 1099 income or a CPA-prepared profit and loss statement, instead of full tax returns.
Who it is for
Paperwork is the problem, not your ability to pay. Retirees and buyers with strong assets land here a lot.
How it works
No W-2s and no tax returns. The loan qualifies you on your assets or other financial strength instead. It is a different path, not a shortcut around being able to pay.
Investors
For rentals and projects, where the property and the plan carry the application.
Who it is for
You are buying a rental property and want the property to carry the application.
How it works
DSCR stands for debt service coverage ratio. Plain version: the loan compares the rent the property brings in to the payment, and qualifies on that instead of your personal income paperwork.
Who it is for
You are buying a property to renovate and resell, or you need to buy your next home before your current one sells.
How it works
Short-term loans built for the project timeline. They look at the property, what it will be worth, and your plan, not a stack of pay stubs.
Build and Fix
For homes that need work, and homes that do not exist yet.
Who it is for
The home is right, but the kitchen, the roof, or the systems are not.
How it works
A renovation loan rolls the purchase and the repair costs into one mortgage, so you buy and fix with one loan and one closing. FHA 203(k) and conventional renovation loans are the two main versions.
Who it is for
You are building a home instead of buying one that is already standing.
How it works
A one-time close construction loan funds the build, then converts to your regular mortgage when the home is done. One loan, one closing, instead of two of each.
Using Your Home's Equity
For homeowners who already have value sitting in their home.
Who it is for
You want flexible access to your equity for projects, tuition, or a safety net you may never use.
How it works
A home equity line of credit is a credit line secured by your home. Draw what you need, when you need it, and pay interest on what you have actually drawn.
Who it is for
You want to tap your equity in one lump sum, or roll higher-interest debt into a single payment.
How it works
A new, larger mortgage replaces your current one, and the difference comes to you in cash. It should prove itself on the total cost, not just the payment, and sometimes your current loan wins.
Who it is for
You are 62 or older and plan to stay in your home for the long run.
How it works
A reverse mortgage turns part of your equity into funds with no required monthly mortgage payment. You still pay property taxes, insurance, and upkeep, and the loan comes due when you leave the home.
Plenty of real situations do not fit a tidy label. Tell me yours, and I will tell you honestly which of these fits, or whether waiting is the better move.