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Loan Programs

A loan for every kind of buyer

As an independent mortgage broker, we're not tied to a single bank's menu. We compare programs across 50+ lenders — conventional, FHA, VA, USDA, jumbo, refinance, and specialized options for the self-employed and investors — then match the one that actually fits your goals, your credit, and your budget.

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Browse by goal

Find your starting point

Every program below links to the full details further down the page. Not sure where you fit? That's exactly what we're here for.

Purchase

Buy your first home or your next one.

Conventional Loan

The flexible, go-to financing for qualified buyers.

Learn more

FHA Loan

Lower barriers to homeownership, backed by the FHA.

Learn more

VA Loan

A hard-earned benefit for those who served.

Learn more

USDA Loan

Zero-down financing for eligible rural and suburban homes.

Learn more

Jumbo Loan

Financing that goes beyond conforming limits.

Learn more

Refinance & Equity

Lower your rate or put your equity to work.

Rate-and-Term Refinance

Reset your loan to better fit your goals.

Learn more

Cash-Out Refinance

Turn your home equity into usable funds.

Learn more

HELOC / Home Equity

Tap your equity without touching your first mortgage.

Learn more

Specialty & Self-Employed

Flexible options when income looks complicated.

Bank Statement Loan

Qualify on your real cash flow, not just tax returns.

Learn more

DSCR Investor Loan

Let the property’s rent qualify the loan.

Learn more
In detail

Every program, explained in plain English

Here's who each loan is built for, the key features, and the real-world benefits — so you can compare with confidence.

01

Conventional Loan

The flexible, go-to financing for qualified buyers.

Who it's for Borrowers with solid credit and stable income looking to buy or refinance a primary home, second home, or investment property.

Key features

  • Down payments as low as 3% for eligible first-time buyers (5% typical otherwise); 20% down avoids PMI
  • Conforming loan limits set annually by the FHFA, higher in high-cost areas
  • Fixed-rate terms (10, 15, 20, 30 years) and adjustable-rate (ARM) options
  • PMI required under 20% down, but cancellable once you reach ~20–22% equity
  • Generally requires a 620+ credit score; pricing improves with higher scores

Benefits

  • PMI can be removed over time, unlike FHA mortgage insurance
  • Eligible for primary, second, and investment properties
  • Competitive pricing for strong-credit borrowers
  • Wide range of term options to fit different budgets
Get pre-approved Have questions? Talk to us
02

FHA Loan

Lower barriers to homeownership, backed by the FHA.

Who it's for First-time and repeat buyers with lower credit scores or limited down-payment savings who need more flexible qualifying guidelines.

Key features

  • Down payment as low as 3.5% with a 580+ credit score (10% down for scores 500–579)
  • More flexible debt-to-income and credit guidelines than conventional loans
  • Requires upfront mortgage insurance premium (UFMIP) plus annual MIP paid monthly
  • FHA loan limits vary by county; insured by the Federal Housing Administration
  • Must be an owner-occupied primary residence meeting FHA property standards

Benefits

  • Easier qualification for buyers with past credit challenges
  • Low down payment that can come from gift funds
  • Assumable in many cases, attractive to future buyers
  • Streamline refinance option available to existing FHA borrowers
Get pre-approved Have questions? Talk to us
03

VA Loan

A hard-earned benefit for those who served.

Who it's for Eligible active-duty service members, veterans, and qualifying surviving spouses purchasing or refinancing a primary residence.

Key features

  • 0% down payment available on eligible purchases
  • No monthly private mortgage insurance required
  • One-time VA funding fee applies (may be waived for service-connected disability)
  • Requires a valid Certificate of Eligibility (COE)
  • Fixed and adjustable-rate terms; property must meet VA appraisal standards

Benefits

  • Buy with little to no money down
  • No ongoing mortgage insurance, lowering the monthly payment
  • Limits on certain closing costs the borrower can be charged
  • Reusable benefit and IRRRL streamline refinance option
Get pre-approved Have questions? Talk to us
04

USDA Loan

Zero-down financing for eligible rural and suburban homes.

Who it's for Low-to-moderate-income buyers purchasing a primary home in a USDA-designated eligible rural or suburban area.

Key features

  • 0% down payment on eligible properties
  • Property must be in a USDA-eligible area; income within area limits
  • Backed by the U.S. Department of Agriculture (Guaranteed Loan program)
  • Requires an upfront guarantee fee plus a smaller annual fee
  • Owner-occupied primary residences only; 30-year fixed standard

Benefits

  • True zero-down path to homeownership for qualifying buyers
  • Fees typically lower than comparable FHA mortgage insurance
  • Geared toward affordability for moderate-income households
  • Gift funds and seller contributions can help with closing costs
Get pre-approved Have questions? Talk to us
05

Jumbo Loan

Financing that goes beyond conforming limits.

Who it's for Buyers of higher-priced or luxury homes whose loan amount exceeds the conforming loan limits set by the FHFA.

Key features

  • Loan amounts above the conforming limit (higher in high-cost counties)
  • Typically requires stronger credit, lower DTI, and larger reserves
  • Down payment requirements often higher (commonly 10–20%+)
  • Fixed and adjustable-rate term options available
  • Not backed by Fannie Mae or Freddie Mac; guidelines vary by lender

Benefits

  • Finance high-value properties in a single loan
  • Competitive pricing available for well-qualified borrowers
  • Flexible term and structure options for larger balances
  • Available for primary, second homes, and some investment properties
Get pre-approved Have questions? Talk to us
06

Rate-and-Term Refinance

Reset your loan to better fit your goals.

Who it's for Existing homeowners who want to change their interest rate, loan term, or loan type without taking significant cash out.

Key features

  • Replaces your current mortgage with a new rate and/or term
  • Little to no cash taken out beyond rolling in eligible closing costs
  • Option to shorten the term (e.g., 30 → 15 years) or switch ARM to fixed
  • Requires a new appraisal and qualification in most cases
  • Available across conventional, FHA, VA, and USDA (incl. streamline options)

Benefits

  • Potential to lower the monthly payment or pay off the loan faster
  • Move from an adjustable rate to the stability of a fixed rate
  • Opportunity to remove mortgage insurance once equity supports it
  • Streamline programs may reduce documentation for eligible borrowers
Get pre-approved Have questions? Talk to us
07

Cash-Out Refinance

Turn your home equity into usable funds.

Who it's for Homeowners with sufficient equity who want cash for renovations, debt consolidation, or other major expenses.

Key features

  • Replaces your mortgage with a larger loan and returns the difference as cash
  • Most conventional cash-out programs allow borrowing up to ~80% of value
  • VA cash-out can allow higher loan-to-value for eligible veterans
  • Requires a new appraisal, income/credit qualification, and new term
  • Cash received is generally not taxable (it’s borrowed funds, not income)

Benefits

  • Access a lump sum at mortgage rates, typically lower than cards or personal loans
  • Consolidate higher-interest debt into one payment
  • Fund home improvements that can add value
  • A single monthly payment instead of multiple obligations
Get pre-approved Have questions? Talk to us
08

HELOC / Home Equity

Tap your equity without touching your first mortgage.

Who it's for Homeowners who want to borrow against built-up equity while keeping their existing primary mortgage and rate in place.

Key features

  • HELOC is a revolving line of credit with a draw period, typically variable rate
  • Home equity loan is a lump sum repaid at a fixed rate over a set term
  • Sits as a second lien behind your existing first mortgage
  • Combined loan-to-value commonly caps total borrowing around 80–90%
  • Qualification based on equity, credit, income, and combined LTV

Benefits

  • Keep a low first-mortgage rate while still accessing equity
  • HELOC lets you draw funds as needed and pay interest only on what you use
  • Fixed home equity loan provides predictable payments
  • Flexible uses: renovations, education, emergencies, or debt consolidation
Get pre-approved Have questions? Talk to us
09

Bank Statement Loan

Qualify on your real cash flow, not just tax returns.

Who it's for Self-employed borrowers, business owners, and freelancers whose tax returns understate their true income due to write-offs.

Key features

  • Income documented using 12–24 months of bank statements instead of W-2s
  • A non-QM product — guidelines set by individual lenders, not agency rules
  • Typically requires a larger down payment and stronger reserves (often 10–20%+)
  • Available for primary residences, second homes, and investment properties
  • Pricing generally higher than conventional to reflect alternative documentation

Benefits

  • Qualify without traditional tax-return income documentation
  • Recognizes the real cash flow of a healthy business
  • Flexible for borrowers with complex or variable income
  • Opens financing to entrepreneurs who don’t fit conventional guidelines
Get pre-approved Have questions? Talk to us
10

DSCR Investor Loan

Let the property’s rent qualify the loan.

Who it's for Real estate investors who want to finance rental properties based on the property’s income rather than personal income.

Key features

  • Qualify on Debt Service Coverage Ratio (rental income vs. payment), not personal income
  • No personal income or employment documentation required in most cases
  • A non-QM product with lender-specific guidelines; typically 20–25%+ down
  • For non-owner-occupied investment properties, incl. small multifamily
  • Often allows financing under an LLC; generally no limit on number of properties

Benefits

  • Scale a rental portfolio without personal income caps
  • Streamlined documentation focused on the property’s cash flow
  • Close in an LLC for asset protection and organization
  • Ideal for full-time investors and complex tax returns
Get pre-approved Have questions? Talk to us

Not sure which one fits?

You don't have to figure this out alone. Tell us a little about your situation and we'll point you to the right program — and the lenders most likely to say yes. No pressure, no obligation, and no impact to your credit score.

Get Pre-Approved (800) 555-0142
Answers

Common questions

A few of the things buyers ask us most. Still wondering about something? We're happy to talk it through.

What's the difference between a mortgage broker and a bank?

A bank can only offer you its own loan products. As an independent mortgage broker, we compare offers from many different lenders to find the rate and program that best fit your situation. That competition often means more options and better pricing for you.

How much do I need for a down payment?

It depends on the loan. Conventional loans can go as low as 3% down, FHA loans as low as 3.5%, and VA and USDA loans may allow 0% down for eligible buyers. We’ll help you weigh down payment size against your monthly payment and any mortgage insurance.

What credit score do I need to qualify?

Many programs accept scores in the low 600s, and some government-backed loans go lower. A higher score generally earns you a better rate. If your score needs work, we can outline a few practical steps to strengthen it before you apply.

What is the difference between pre-qualification and pre-approval?

Pre-qualification is a quick estimate based on information you share. Pre-approval is stronger: we verify your income, assets, and credit so you get a documented letter sellers take seriously. In a competitive market, a solid pre-approval can make your offer stand out.

How long does it take to close on a mortgage?

Most purchase loans close in about three to four weeks once you’re under contract, though it varies with the loan type and how quickly documents come together. We work to keep your file moving and flag anything that could cause delays early.

What are closing costs and how much should I expect?

Closing costs cover things like lender fees, title insurance, appraisal, and prepaid taxes and insurance. They typically run about 2% to 5% of the loan amount. We provide a clear estimate up front and look for ways to reduce them, including possible seller or lender credits.

Ready to find your best rate?

Get a fast, no-obligation pre-approval and see what you qualify for. It only takes a couple of minutes — and there’s zero impact to your credit score.

Get Pre-Approved (800) 555-0142
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