Loan programs

DSCR Loans

A DSCR loan is an investment-property mortgage that qualifies you on the property’s rental income divided by its monthly payment (the debt service coverage ratio).

DSCR Cash-Out Refinance

A DSCR cash-out refinance replaces the loan on a rental with a larger one, sized to the property’s value and qualified on its rent, and pays you the difference in cash.

Short-Term Rental (Airbnb) DSCR Loans

A short-term rental DSCR loan qualifies a vacation rental on its nightly-rental income, using 12 months of booking history or a third-party projection such as AirDNA, instead of a long-term lease.

A fix and flip loan is short-term (usually 12–18 months), interest-only financing that covers most of a distressed property’s purchase price and up to 100% of renovation costs, repaid when you sell or refinance.

Bridge Loans

A bridge loan is short-term (usually 6–24 months) investor financing secured by real estate that “bridges” you from a purchase to a sale or long-term refinance.

Hard Money Loans

A hard money loan is a short-term investment-property loan from a private lender that approves mainly on the property’s value and the deal, not your income or credit history.

Ground-Up Construction Loans

An investor construction loan funds land (or a land payoff) and vertical construction of a new 1–4 unit home in draws, then is repaid by sale or a permanent refinance.

Portfolio & Blanket Loans

A blanket (portfolio) loan finances several investment properties under one note, one closing and one monthly payment, with release clauses that let you sell individual properties.

Foreign National Loans

A foreign national loan lets a non-US citizen who does not live in the US finance a US investment property or second home without a US credit history or Social Security number.

Multifamily Loans (5+ Units)

A multifamily loan finances apartment buildings with five or more units and is underwritten as a commercial loan on the property’s net operating income (NOI).

1031 Exchange Loans

A 1031 exchange loan finances the replacement property in a like-kind exchange, where investors defer capital gains tax by reinvesting sale proceeds into another investment property.

Investment Property Loans

An investment property loan finances a 1-4 unit rental you do not live in.

Mixed-Use Property Loans

Mixed-use properties, a storefront with apartments above, an office beside townhomes, sit between residential and commercial lending.

Rental Portfolio Refinances

A rental portfolio refinance rolls multiple investment properties into a single loan, one rate, one payment, one closing, either to lower the blended cost (rate-and-term) or to pull equity across the portfolio (cash-out)..

Gap & Transactional Funding

Gap and transactional funding covers short-term cash needs measured in days, not months: funding a double-close so you can sell to your end buyer the same day, or bridging a small shortfall between committed capital and the closing table..

Home loans & self-employed programs

Available nationwide, we confirm the licensed team for your state.

Bank Statement Loans

A bank statement loan is a non-QM mortgage that calculates self-employed income from 12 or 24 months of personal or business bank deposits instead of tax returns.

P&L-Only Loans

A P&L-only loan qualifies a self-employed borrower using a 12- or 24-month profit and loss statement prepared or signed by a CPA, EA or licensed tax preparer, with no tax returns.

1099 Loans

A 1099 loan qualifies independent contractors using their 1099 forms (and sometimes a small expense factor) instead of full tax returns, so write-offs on Schedule C do not shrink your qualifying income..

Asset Depletion Loans

An asset depletion (asset utilization) loan converts your liquid assets into a monthly qualifying income, typically by dividing eligible assets by a set number of months, so retirees and investors with savings but little paycheck can qualify..

ITIN Loans

An ITIN loan is a non-QM mortgage for borrowers who file US taxes with an Individual Taxpayer Identification Number instead of a Social Security number.

Non-QM Loans

A non-QM (non-qualified mortgage) loan is any mortgage that documents income or credit outside the standard Qualified Mortgage rules, using bank statements, a P&L, 1099s, assets or rent instead of W-2s and tax returns.

Conventional Loans

A conventional loan is a mortgage not insured by the government that follows Fannie Mae or Freddie Mac guidelines.

FHA Loans

An FHA loan is a government-insured mortgage that allows 3.5% down with a credit score of 580 or higher, or 10% down with a score from 500 to 579.

VA Loans

A VA loan is a mortgage guaranteed by the Department of Veterans Affairs that lets eligible veterans, active-duty service members and certain surviving spouses buy with no down payment and no monthly mortgage insurance.

Jumbo Loans

A jumbo loan is a mortgage larger than the FHFA conforming loan limit for your county, used for higher-priced homes.

First-Time Homebuyer Loans

First-time homebuyer loans are mortgage options with low down payments, typically 3% conventional, 3.5% FHA or $0 VA, often paired with state or local down payment assistance.

Cash-Out Refinance

A cash-out refinance replaces your current mortgage with a larger one and pays you the difference in cash, commonly up to 80% of your home’s value on a primary residence.

Rate-and-Term Refinance

A rate-and-term refinance replaces your mortgage with a new one to change the rate, the term or the loan type, without taking cash out.

USDA Loans

A USDA loan is a mortgage guaranteed by the U.S.

FHA 203(k) Renovation Loans

An FHA 203(k) loan finances both the purchase (or refinance) of a home and the cost of repairing it in a single FHA-insured mortgage, with as little as 3.5% down.

Condo Loans

A condo loan is a mortgage on a unit in a condominium project, and approval depends on the building as well as the buyer.

Second Home Loans

A second home loan finances a vacation or part-time residence you occupy for some of the year, often with as little as 10% down on a conventional loan.

HELOCs & Home Equity Loans

A HELOC (home equity line of credit) and a home equity loan both let you borrow against your home while keeping your current first mortgage.

Interest-Only Mortgages

An interest-only mortgage lets you pay only interest for an initial period, often 10 years, before payments rise to cover principal over the remaining term.

VA IRRRL (Streamline Refinance)

A VA IRRRL (Interest Rate Reduction Refinance Loan) replaces an existing VA loan with a new VA loan at a lower rate or more stable terms, usually with limited documentation and often no appraisal.

FHA Streamline Refinance

An FHA streamline refinance replaces an existing FHA loan with a new FHA loan using reduced documentation and often no appraisal.

VA Loan Eligibility Requirements

VA loan eligibility covers veterans, active-duty service members, many Guard and Reserve members, and certain surviving spouses.

VA Purchase Loans

A VA purchase loan lets eligible borrowers buy a primary home with no down payment and no monthly mortgage insurance.

VA Cash-Out Refinance

A VA cash-out refinance replaces your current mortgage (VA or not) with a new VA loan and pays you the difference in cash, commonly up to 100% of the home value for eligible borrowers..

VA Refinance Options Compared

VA borrowers generally choose between the IRRRL streamline (lower rate, limited paperwork, no cash out) and VA cash-out refinance (take equity, more documentation).

Reverse Mortgages (HECM)

A reverse mortgage lets homeowners age 62 and older convert part of their home equity into cash, as a lump sum, monthly payments, or a line of credit, with no monthly mortgage payment required.

Manufactured & Mobile Home Loans

Manufactured homes can be financed like site-built homes when they meet agency standards, or with chattel and personal-property loans when they do not.

Land & Lot Loans

Buying vacant land before you build takes a different loan than buying a house.

One-Time-Close Construction Loans

A one-time-close (single-close) construction loan finances your lot purchase, the build, and the permanent mortgage in one transaction, one closing, one set of closing costs, and a rate locked before ground breaks..

Fannie Mae HomeStyle Renovation Loans

The Fannie Mae HomeStyle loan rolls your purchase (or refinance) and renovation costs into a single conventional mortgage, one loan, one payment, based on the home’s after-renovation value..

2-1 Rate Buydown Loans

A 2-1 buydown temporarily reduces your mortgage rate, typically 2 percentage points below the note rate in year one, 1 point below in year two, then the full rate from year three.

80/10/10 Piggyback Loans

An 80/10/10 piggyback structures your purchase as two loans at closing: an 80% first mortgage, a 10% second mortgage (home equity loan or HELOC), and 10% down.

Assumable Mortgages

An assumable mortgage lets a buyer take over the seller’s existing home loan, keeping the seller’s interest rate, remaining term, and balance.

Energy-Efficient Mortgages (EEM)

An energy-efficient mortgage (EEM) lets you finance cost-effective energy improvements, solar panels, high-efficiency HVAC, insulation, windows, as part of your home purchase or refinance, based on the home’s improved value..

Physician Loans

Physician mortgage loans recognize that doctors finish training with high future income, large student debt, and little saved for a down payment.

WVOE Loans (Written Verification of Employment)

A WVOE (Written Verification of Employment) loan qualifies you based on a formal verification from your employer, job title, dates of employment, and income, instead of tax returns, W-2s, or pay stubs.

No-Ratio DSCR Loans

A no-ratio DSCR loan takes the DSCR concept one step further: the lender does not calculate a debt-service coverage ratio at all.

40-Year Mortgage Loans

A 40-year mortgage amortizes your loan over 40 years instead of 30, cutting the monthly payment, at the cost of much more total interest and slower equity buildup.

Buy-Before-You-Sell Bridge Loans

A buy-before-you-sell bridge loan lets you purchase your next home before your current one sells, using the equity in your departing home to fund the new down payment, with the bridge repaid when the old home closes..

HUD Good Neighbor Next Door

HUD’s Good Neighbor Next Door (GNND) program sells eligible single-family homes to teachers, law enforcement officers, firefighters, and emergency medical technicians at 50% off the list price, with just $100 down, in exchange for a 3-year owner-occupancy commitment..

Townhouse Loans

Townhouses are financed the same way as single-family homes through conventional, FHA, VA and USDA programs, offered through our lender network where available.

Duplex Loans

A duplex is a residential two-unit property, and owner-occupants can finance one with as little as 3.5% down through FHA or with a small down payment through conventional programs, offered through our lender network where available.

Triplex Loans

A triplex is a three-unit residential property.

Fourplex Loans

A fourplex is four units on one lot, the largest property still financed with residential mortgages.

Mobile Home Loans

Financing a mobile home depends on whether it is permanently affixed to land you own or sits in a park on a rented lot, offered through our lender network where available.

Land Loans

A land loan finances vacant land, from an improved lot in a subdivision to raw acreage in the country.

Short-Term Rental Loans

A short-term rental loan finances a vacation rental you list on platforms like Airbnb or VRBO.

3% Down Payment Loans

A 3% down mortgage lets you buy a home with three cents on every dollar as your down payment, offered through our lender network where available.

No Money Down / Zero-Down Mortgages

A zero-down mortgage finances 100% of the purchase price, offered through our lender network where available.

10% Down Investment Property Strategies

Standard investment-property loans want 15–25% down, but several legitimate structures get you into an income property with around 10% out of pocket, offered through our lender network where available.

Florida Homeowners Insurance & Mortgages

Every Florida mortgage requires homeowners insurance.

Florida Wind & Hurricane Insurance

Wind is the defining peril in Florida homeowners insurance.

Florida Flood Insurance & Mortgages

Standard homeowners policies do not cover flooding, and in Florida, flat, low-lying, and ringed by water, that gap matters.

HOA Guide for Homebuyers

In Florida, a huge share of homes, condos, townhomes, and planned communities, come with a homeowners association, and the HOA touches your mortgage in three ways: the dues count against your debt-to-income ratio, the lender reviews the association’s financial health before approving the loan, and special assessments or litigation can delay or kill a closing.

Mortgage Insurance Guide: PMI, MIP, VA & USDA Fees

“Mortgage insurance” is actually four different programs with different costs and very different exit ramps.

Credit Improvement Guide for Mortgage Applicants

A higher credit score buys you three things on a mortgage: access to better loan programs, lower interest rates, and cheaper mortgage insurance.

Property Tax Guide for Homebuyers

Property tax is usually the second-largest piece of your monthly housing payment after principal and interest, and unlike your interest rate, it is reassessed every year.