Every loan we do
People search “do they do FHA… VA… bank-statement loans?” — so here’s the whole range in plain English, no acronyms-as-gatekeeping and no rate promises. Not sure where you fit? See how it works, or run your number.
Conventional · Fannie Mae & Freddie Mac
Conventional loans follow Fannie Mae and Freddie Mac guidelines — the backbone of the market. With solid credit and steady income you can often put as little as 3% down, and once you cross 20% equity the mortgage insurance comes off. It’s usually the cleanest, lowest-cost option when your file fits the box.
Yes. For qualified first-time and repeat buyers, conventional financing can go as low as 3% down — and unlike FHA, the mortgage insurance drops off once you reach 20–22% equity. We’ll compare it side by side with FHA so you see the real monthly difference.
It depends on your credit score and down payment. Higher scores usually win on conventional; thinner credit often lands better on FHA. We run both on your actual numbers rather than guessing, and you can rough it out yourself first on our calculator.
Every scenario here is subject to qualification — we confirm the fit against your actual file, never a promise up front.
FHA · Government-backed
FHA loans are insured by the Federal Housing Administration, which lets a broker place financing with lower credit scores and as little as 3.5% down. They’re built for first-time buyers and anyone rebuilding credit or short on down payment. The trade-off is mortgage insurance that tends to stick around, so we always weigh it against conventional.
Yes — FHA can work down to a 580 score with 3.5% down, and sometimes lower with a larger down payment, subject to qualification. Credit isn’t just the number, though; we look at the whole picture and tell you honestly where you stand.
Often, yes. FHA pairs with many state and local assistance programs — Florida’s Hometown Heroes is a good example. We check what’s actually funded and open the week you apply rather than assuming.
FHA eligibility is subject to qualification and current agency limits — we check yours against what’s in effect the week you apply.
VA · For those who served
VA loans are guaranteed by the Department of Veterans Affairs for eligible veterans, active-duty service members, and surviving spouses. They’re one of the few paths to 0% down with no monthly mortgage insurance — a genuinely powerful benefit. If you’ve got entitlement, it’s almost always worth a hard look.
Yes — full-entitlement VA buyers can finance 100% with no monthly mortgage insurance, subject to qualification. We’ll pull your Certificate of Eligibility and map the funding fee (and who’s exempt from it) before you commit.
Yes — we’re licensed across both, and VA is a big part of what we do in military-heavy markets like San Diego and the Puget Sound. Same benefit, local guidance.
Entitlement and terms are subject to qualification — we verify your Certificate of Eligibility and the numbers before anything is promised.
USDA · Rural development
USDA loans are backed by the U.S. Department of Agriculture for buyers in eligible rural and many suburban areas. They allow 0% down with household-income caps that are more generous than most people expect. If the address and your income fit the map, it’s one of the last true no-down-payment options.
Yes. The two gates are the property location and your household income — both are set by USDA and both change, so we check your exact address against the current eligibility map rather than eyeballing it.
USDA maps and income caps move — eligibility is subject to qualification against the limits open when you apply.
Jumbo · Above conforming limits
A jumbo loan is anything above the conforming limit Fannie and Freddie will buy — the number that unlocks higher-priced homes. Guidelines are set by each investor, so reserves, documentation, and down payment carry more weight. In California’s coastal markets especially, jumbo is routine, not exotic.
Yes, across a range of investors — which matters, because jumbo guidelines vary a lot from one to the next. We match your file to the lender whose box actually fits, then show you the numbers. You can sketch the payment on our calculator first.
Less than the old 20%-minimum myth in many cases — some programs go to 10% down or lower for strong files, subject to qualification. It comes down to the loan size, your credit, and your reserves.
Jumbo guidelines vary by investor and are subject to qualification — we match your file to the one whose box actually fits.
HELOC & HELOAN · Second-lien equity
A HELOC is a revolving line against your equity; a HELOAN is a fixed lump-sum second mortgage. Both let you pull cash out while leaving your first mortgage — and its low rate — completely untouched. That’s the whole point: you don’t have to refinance a 3% first just to reach the equity sitting behind it.
Yes — that’s exactly what a second-lien HELOC or HELOAN is for. Your first mortgage stays put; the new line or loan sits behind it. We’ll run your combined loan-to-value to see how much equity is actually reachable.
A HELOC works like a credit line you draw from as needed, usually at a variable rate. A HELOAN is a fixed-rate lump sum you take all at once. Which one fits depends on whether you want flexibility or predictability — we’ll walk through both.
Second-lien options are subject to qualification and your available equity — we run your combined loan-to-value before anything else.
Non-QM · Real income, non-traditional
Non-QM covers loans that don’t meet the strict “qualified mortgage” documentation rules — not riskier borrowers, just non-traditional ones. Bank-statement loans qualify self-employed borrowers on deposits instead of tax returns; DSCR loans qualify investors on the rent a property earns; asset-depletion loans use your savings; ITIN loans serve borrowers without a Social Security number. It’s for people whose income is obvious in real life but awkward on a W-2 line.
Yes. Instead of tax returns, we qualify you on 12–24 months of business or personal bank deposits — the way self-employed income actually shows up. It’s one of the most common non-QM programs we place.
Yes — DSCR loans qualify on the property’s rental cash flow rather than your personal income, which makes them a workhorse for investors scaling a portfolio. If the rent covers the payment, you’re most of the way there, subject to qualification.
Non-QM programs are subject to qualification and vary widely by lender — we translate your income into the one that fits.
Portfolio · Kept in-house
A portfolio loan is one the lender keeps on its own books instead of selling to Fannie or Freddie — which means they write their own rules. That flexibility is exactly what helps when a strong borrower falls just outside standard guidelines for a fixable reason. It’s a common-sense-underwriting path for when the automated box says no but the story makes sense.
Often, yes. A denial from one lender’s guidelines isn’t the end of the road; portfolio lenders underwrite by hand and can weigh the full picture. We’ll figure out what actually caused the no and whether a portfolio option solves it.
Portfolio terms are set by the lender and subject to qualification — no two of their boxes are identical.
Private & Hard Money · Bridge & fix-and-flip
Private and hard-money loans are short-term, asset-based financing funded by private capital rather than banks. They close fast and lean on the property’s value more than your tax returns — built for bridge situations and fix-and-flip projects where timing is everything. The cost is higher, so they’re a tool for a specific job, not a long-term mortgage.
Yes, through private-money sources. These are short-term, higher-cost loans meant to get in and out of a project or bridge a gap — we’re always straight about the cost so it only gets used when it genuinely pencils.
Bridge and hard-money terms are subject to qualification and the deal’s own numbers — we’re straight about the cost every time.
Commercial · 5+ units, mixed-use
Commercial, multifamily 5+ units, and mixed-use financing live in a different world than residential — different underwriting, different lenders, different timelines. We don’t pretend to do it in-house; we route you straight to our commercial team who does this all day. You still get a warm handoff and a straight answer, just from the right desk.
Not directly — and that’s on purpose. Commercial and 5+ unit multifamily deals belong with specialists, so we hand you straight to our commercial partners rather than fumble it. Call or text and we’ll make the introduction.
Commercial terms are set by the specialist lender and subject to qualification — we make the introduction, they run the deal.
Three doors, pick any
That’s the whole job — you don’t have to know the acronym. Start the two-minute plan, jump straight to the application, or text us and we’ll point you to the right one. Every option here is subject to qualification; we run your real numbers before anything is promised.