Loans for your situation
Find the loan programs that fit how you earn income and what you plan to do with the property.
Self-Employed Borrowers
Self-employed borrowers can qualify with tax returns (conventional), or skip them with bank statement, P&L-only or 1099 programs that count real cash flow instead of taxable income after write-offs..
Real Estate Investors
Real estate investors can finance rentals on the property’s income (DSCR), fund flips with short-term rehab loans, and pull equity with cash-out refinances, often without personal income documentation..
First-Time Investors
First-time investors can use DSCR loans (no landlord experience required with most lenders), house-hack a 2–4 unit with FHA, or start with a fix and flip at lower leverage..
House Flippers
House flippers use fix and flip loans that fund most of the purchase and up to 100% of the rehab, with interest-only payments and 12–18 month terms..
Airbnb & Vacation Rental Hosts
Airbnb hosts can finance or refinance vacation rentals with short-term rental DSCR loans that count nightly-rental income from booking history or market projections..
Veterans & Military
Veterans, active-duty service members and eligible surviving spouses can buy with $0 down and no monthly mortgage insurance through a VA loan, and refinance later with a VA streamline (IRRRL)..
First-Time Homebuyers
First-time homebuyers can buy with 3% down conventional, 3.5% down FHA or $0 down VA, and stack local down payment assistance on top..
Borrowers With Lower Credit
Borrowers with credit in the 500s and 600s still have options: FHA allows 580 with 3.5% down (500 with 10% down), and some non-QM programs accept recent credit events..
After Bankruptcy or Foreclosure
You can get a mortgage after bankruptcy or foreclosure.
Retirees
Retirees can qualify using Social Security, pensions, retirement distributions, or asset depletion that turns savings into qualifying income..
International Buyers
Non-US residents can finance US investment properties and second homes with foreign national loans, typically with 25–40% down and no US credit history required..
ITIN Borrowers
Borrowers who file taxes with an ITIN can buy a home through ITIN loan programs, usually with 10–25% down and two years of income history..
Gig & 1099 Workers
Rideshare drivers, delivery workers, freelancers and other 1099 earners can qualify with 1099 forms or bank statements instead of tax returns that show heavy deductions..
Doctors & Professionals
Physicians, dentists, attorneys and other professionals can often qualify with low down payments and an employment contract, even with large student loans, through professional and jumbo programs..
Condo Buyers
Condo buyers can use conventional, FHA or VA loans on approved buildings, and specialty non-warrantable condo loans, usually with 20–25% down, when the building does not meet agency standards..
BRRRR Investors
BRRRR investors typically buy and renovate with a fix and flip or bridge loan, then refinance into a DSCR cash-out loan based on the new appraised value to recover their cash..
Multifamily Investors
Multifamily investors finance 2–4 unit properties with DSCR loans and 5+ unit buildings with commercial multifamily loans sized on net operating income..
Second Home Buyers
Second home buyers can finance a vacation or part-time residence with as little as 10% down on a conventional loan, or use a DSCR loan if the home will be a rental..
Nurses & Healthcare Workers
Nurses and healthcare workers can qualify with W-2 income, shift differentials and overtime with history, or with 1099 and bank statement programs for travel and contract roles..
Going Through Divorce
During or after a divorce, you can refinance to remove an ex-spouse from the loan, buy out their equity with a cash-out refinance, or qualify for a new home using documented support income..
Teachers & Educators
Teachers can buy with FHA (3.5% down), conventional (3% down) or state educator programs, and many qualify for the Good Neighbor Next Door 50% discount on HUD homes in revitalization areas..
Police Officers & Firefighters
First responders can use FHA, conventional and VA loans like anyone else, plus Good Neighbor Next Door (50% off HUD homes in revitalization areas for law enforcement and firefighters/EMTs), and lenders know how to count overtime and second-job income..
Truck Drivers & Owner-Operators
Company drivers can qualify on W-2 pay, while owner-operators can use bank statement or 1099 programs that count real deposits instead of taxable income after per-diem and truck expenses..
Real Estate Agents & Commission Earners
Commission earners can qualify conventionally with a two-year commission history, or skip tax returns with bank statement and WVOE programs built for variable income..
Retirees on Social Security & Disability Income
Retirees can qualify on Social Security, VA disability and pension income.
Seasonal Workers
Seasonal workers can qualify when they show a two-year history in the same seasonal line of work, with the current employer confirming the job and the likelihood of rehire..
New Job Offer & Offer-Letter Loans
You can buy before your first paycheck: conventional and FHA guidelines allow qualifying on a signed offer letter when you start within 60 days of closing, with no pay stubs required..
Thin-File Borrowers (No Credit Score)
Borrowers with no credit score can still buy: FHA allows approval with non-traditional tradelines like 12 months of on-time rent, utilities, phone and insurance payments..
After a Short Sale
You can buy again after a short sale.
Green Card Holders
Permanent residents qualify for the same FHA, conventional and VA loans as US citizens, same down payments, same rates.
Single Parents
Single parents can qualify on one income plus documented child support or alimony, lenders count it with a 6-month receipt history and proof it continues for three years..
Multigenerational Families
Multigenerational families can house everyone under one roof with FHA 2–4 unit financing (3.5% down, live in one unit), or count a non-borrowing household member’s income on certain conventional programs..
Buying With Friends (Co-Borrowing)
Friends can buy together with both names on the loan and the deed, combining incomes to qualify, or with one buyer on the loan and a written co-ownership agreement covering exits, buyouts and cost splits..
Inherited Homes
Heirs can finance a buyout of other heirs with a conventional cash-out refinance, or refinance an inherited mortgage into their own name, Fannie Mae’s delayed-financing rules can waive the usual 6-month seasoning..
Relocating for Work
Relocating buyers can qualify on an offer letter before the first paycheck, exclude the departure home’s payment with a signed lease or 30% equity, and use corporate relocation benefits toward closing costs..
Buying Before Selling
You can buy before you sell with a bridge loan, a HELOC on your current home for the down payment, or a contingent offer, and some lenders will exclude the old payment with a signed lease or strong equity..
High-Net-Worth Borrowers
High-net-worth borrowers can qualify on assets instead of income (asset depletion), borrow against portfolios without selling (pledged-asset and margin alternatives), or use jumbo and bank statement programs sized for complex finances..
See what you qualify for
It takes about two minutes and does not affect your credit score. A licensed loan officer reviews every request.