If it can be financed, let's talk.

Conventional

The everyday path. Fixed or ARM.

Fannie Mae and Freddie Mac guidelines — purchase a primary, second, or 1–4 unit investment home.

Best for W-2 buyers, second-home buyers, and 1–4 unit investors who fit agency guidelines.

• As little as 3% down on eligible primary purchases
• HomeReady® and Home Possible® on qualifying files
• Primary, second home, and 1–4 unit investment

FHA

More room on credit. 3.5% down on many files.

FHA-insured purchase and refinance when conventional guidelines are a stretch.

Best for First-time and repeat buyers who benefit from FHA credit and down-payment rules.

• 3.5% down on many eligible files
• Flexible credit guidelines versus conventional
• FHA 203(k) renovation on select files

Not a government agency. Details

VA

You served. Zero down on eligible files.

VA-backed purchase, cash-out, and IRRRL for eligible veterans, service members, and surviving spouses.

Best for Eligible veterans, active-duty, and surviving spouses.

• $0 down on many eligible purchases
• No monthly PMI
• VA cash-out and IRRRL streamline refinance

Not a VA endorsement. Eligibility is set by VA. Details

USDA

Eligible rural and suburban markets. Often $0 down.

USDA-backed financing when the location and household income fit. We’ll tell you quickly if they don’t.

Best for Owner-occupants buying in USDA-eligible areas who meet income limits.

• Often 100% financing on eligible files
• Rural and some suburban markets
• Income and area limits apply

Not a government agency. Area and income limits apply. Details

Jumbo

When the home is above conforming limits.

Higher-balance purchase or refinance — primary, second home, or investment on eligible overlays.

Best for Borrowers whose loan amount exceeds conforming or high-balance limits.

• Loan amounts above conforming limits
• Fixed and ARM options
• Primary, second, and investment on eligible files

ARM

A lower start. Then the rate can move.

5/1, 7/1, and 10/1 adjustable-rate mortgages when you want a lower payment for the years you actually plan to keep the loan.

Best for Buyers and refinancers who may sell or refinance before the first adjustment.

• Lower initial rate versus many fixed files
• 5, 7, and 10-year fixed periods where offered
• Available on conventional, jumbo, and some government files

After the fixed period the rate and payment can increase. Details

Temporary buydown

A lower payment in year one — on purpose.

2-1 and 3-2-1 buydowns that reduce the payment early, then step up. Seller, builder, or lender credits can fund it.

Best for Buyers who want breathing room in the first years, or a seller credit put to work.

• 2-1 and 3-2-1 structures on eligible files
• Seller or builder credits often fund the buydown
• You still qualify at the full note rate

First-time buyer

Your first set of keys. We'll get you there.

Conventional 3% down, FHA, VA, USDA, and down-payment assistance stacked when your state and the property allow it.

Best for Buyers purchasing a primary residence for the first time — or who haven’t owned in years.

• We’ll look at assistance programs in your state
• FHA, VA, USDA, and 3% conventional on eligible files
• A named licensed advisor — not a worksheet

Physician & professional

The degree is done. The house doesn’t have to wait.

Doctor, dentist, and professional programs that weigh earning power — including files with student debt still in play.

Best for Licensed medical and other professionals buying or refinancing.

• Low or no PMI overlays on some files
• Student-debt treatment on eligible programs
• Purchase and refinance

Rate-and-term refinance

Same house. Lower the rate — or shorten the clock.

Replace the mortgage without taking cash out — to cut the rate, change the term, or drop mortgage insurance.

Best for Homeowners who want a cleaner first mortgage, not a cash draw.

• Primary, second, and 1–4 unit investment on eligible files
• Conventional, FHA, VA, USDA, jumbo, and Non-QM paths
• Not a commitment to a specific rate or closing date

Refinancing may increase total finance charges over the life of the loan. Details

Cash-out refinance

A new first mortgage — and cash at the table.

Refinance above the current balance and walk away with cash for payoff, work on the house, or another property.

Best for Owners who want one payment and a lump sum, not a second lien.

• Conventional, FHA, VA, jumbo, and Non-QM cash-out
• Primary, second, and investment on eligible overlays
• Your advisor will compare this to a HELOC

FHA Streamline

Already FHA. Often less paperwork.

A lighter FHA refinance when you already have an FHA loan and the numbers work — credit and appraisal waived on many files.

Best for Current FHA borrowers who want a lower payment without a full re-underwrite.

• Credit and appraisal often skipped on eligible files
• Must already have FHA financing
• Net tangible benefit rules apply

Not HUD or FHA. Not all FHA loans qualify. Details

VA IRRRL

VA to VA, streamlined.

Interest Rate Reduction Refinance Loan — a VA streamline when you already have a VA mortgage.

Best for Veterans and service members with a current VA loan.

• Often no appraisal and reduced documentation
• Must already have a VA loan
• Recoupment rules apply

Eligibility is set by VA. Not a VA endorsement. Details

HELOC

Draw what you need. Leave the rest.

A home equity line of credit — use it for projects, payoff, a down payment on the next property, or a cash cushion.

Best for Homeowners who want flexible access without replacing the first mortgage.

• Draw as you go on eligible files
• Primary, second, and some investment properties
• Rate can be variable — your advisor will say so up front

Your home is collateral. The rate can rise. Details

Home equity loan

A lump sum. A payment you can plan around.

A closed-end second mortgage — one amount, one payment — for the project or payoff in front of you.

Best for Owners who want a fixed second, not a revolving line.

• Fixed payment structures where offered
• Doesn’t replace your first mortgage
• Primary and second homes; investment on select overlays

Reverse mortgage

Stay in the home. Convert equity without a required monthly mortgage payment — you still pay taxes, insurance, and upkeep.

HECM and proprietary reverse mortgages for homeowners who want to tap equity without a required monthly mortgage payment. You keep the title. Taxes, insurance, and upkeep stay yours.

Best for Homeowners typically 62 or older occupying the home as a primary residence — and eligible surviving spouses on qualifying files.

• No required monthly mortgage payment on eligible files
• HECM and proprietary reverse where offered
• Line of credit, tenure, or lump-sum structures — your advisor will compare them

A loan against your home. You still pay taxes, insurance, and upkeep. Details

DSCR

Qualify on the rent — not your W-2.

Debt-service coverage loans for 1–4 unit rentals. The property’s income carries the file.

Best for Landlords and investors buying or refinancing a rental, including first-time investors on eligible overlays.

• No personal income tax returns on many files
• Purchase, rate-and-term, and cash-out on rentals
• 1–4 unit residential investment

Investment property

Conventional and jumbo on 1–4 unit rentals.

Agency and jumbo investor financing when you document income the usual way — single-family, condo, or 2–4 units.

Best for Investors who prefer a conventional or jumbo path over DSCR.

• 1–4 unit purchase and refinance
• Cash-out on eligible investor files
• Your advisor will compare this to DSCR

Non-QM

Your income doesn’t fit a W-2 box.

Bank statements, asset depletion, P&L, and other Non-QM paths for self-employed borrowers, recent job changes, and complex files.

Best for Self-employed buyers, 1099 earners, and anyone a standard DU/LP find doesn’t capture.

• 12- or 24-month bank-statement income
• Asset-depletion and P&L options
• Primary, second, and investment on eligible overlays

ITIN

No Social Security number. Still a path.

ITIN financing on select Non-QM overlays for borrowers who file with an Individual Taxpayer Identification Number.

Best for ITIN holders buying or refinancing a 1–4 unit home.

• Select Non-QM investors
• Purchase and refinance on eligible files
• Primary and investment where offered

Interest-only

Pay the interest for a stretch. Then amortize.

Interest-only periods on jumbo and Non-QM files when cash flow matters more than paying principal in the first years.

Best for Borrowers who want a lower initial payment and understand the reset.

• Jumbo and Non-QM where offered
• Primary, second, and investment overlays
• Your advisor will show the payment after the IO period

Construction-to-permanent

One close. Build, then live in it — or rent it.

Construction-to-permanent financing so you don’t juggle a construction loan and a separate mortgage at the end.

Best for Borrowers building a home, including primary, second, and some investment projects.

• One closing on eligible files
• Interest-only during the build on many programs
• Converts to a permanent mortgage when the home is done

Renovation & 203(k)

Buy it. Fix it. One loan.

FHA 203(k) and conventional renovation paths that finance the purchase and the work together.

Best for Buyers and owners renovating a 1–4 unit home.

• FHA Limited and Standard 203(k) on eligible files
• Conventional renovation overlays
• Primary and some 1–4 unit investment

Bridge

Buy the next home before the current one sells.

Short-term financing that uses equity in the home you’re selling so you can write an offer now.

Best for Owners moving from one home to the next without a contingent offer.

• Use current-home equity to buy
• Short term, then you refinance or sell
• Your advisor will compare this to a HELOC

Condo & non-warrantable

Warrantable condos — and files the agencies won’t take.

Agency condos plus Non-QM overlays for non-warrantable, hotel-like, or high-investor-concentration projects.

Best for Buyers in condos, including buildings that fail Fannie/Freddie warrantability.

• Warrantable condos on conventional, FHA, VA
• Non-warrantable via Non-QM on eligible files
• Primary, second, and investment

Manufactured housing

If it’s real property, we can often finance it.

Conventional, FHA, VA, and USDA on eligible manufactured homes titled as real estate.

Best for Buyers of HUD-code manufactured homes on owned land.

• Must be real property, not chattel
• FHA, VA, USDA, and conventional on eligible files
• Your advisor will check the foundation and title early