Loan Programs
Every program, explained honestly
There is no single best mortgage — only the one that fits your income, timeline, and equity. Here's what each program does well, and where it costs you.
Home Purchase
Buy with a plan, not a guess.
Purchase financing built around your budget, your timeline, and an offer that sellers take seriously. Full credit review up front so your approval holds up under contract.
- Fully underwritten pre-approvals
- Down payments from 3% (and 0% on eligible VA/USDA)
- Rate-lock strategy tied to your closing date
Refinance (Rate & Term)
Lower the rate, shorten the term, or both.
A rate-and-term refinance replaces your existing loan without taking cash out. Use it to cut your payment, drop mortgage insurance, or move from a 30-year into a shorter payoff.
- Break-even analysis before you apply
- Remove FHA mortgage insurance by moving to conventional
- 30-year, 20-year, and 15-year options side by side
Cash-Out Refinance
Put built-up equity to work.
Refinance for more than you owe and take the difference in cash — commonly used for renovations, debt consolidation, or an investment down payment.
- Typically up to 80% of home value on primary residences
- Consolidate higher-rate revolving debt
- Fixed-rate payoff schedule, not a floating line
FHA Loans
Flexible credit, low down payment.
FHA financing is government-insured and built for buyers with thinner credit files or limited down payment funds — 3.5% down with a 580+ score.
- 3.5% down with a 580 score (10% from 500–579)
- More forgiving of past credit events
- Gift funds allowed for the full down payment
VA Loans
The strongest benefit in lending.
For eligible veterans, active-duty service members, and surviving spouses: no down payment, no monthly mortgage insurance, and competitive rates.
- 0% down on eligible purchases
- No monthly mortgage insurance, ever
- Reusable benefit with restoration of entitlement
USDA Rural Loans
Zero down outside the metro core.
USDA Guaranteed loans offer no-down-payment financing in eligible rural and many suburban areas, with income limits based on household size and county.
- 0% down in eligible areas
- Guarantee fees lower than FHA mortgage insurance
- Many commuter suburbs qualify
Jumbo Loans
Financing above conforming limits.
Loan amounts that exceed conforming limits, underwritten to portfolio guidelines with strong pricing for well-qualified borrowers.
- Down payments from 10% on many programs
- Fixed and ARM structures available
- Asset-depletion and bonus/RSU income options
Adjustable Rate Mortgages
A lower fixed period, deliberately chosen.
ARMs carry a fixed rate for an initial period — commonly 5, 7, or 10 years — then adjust on a set schedule within published caps.
- Lower intro rate than a comparable 30-year fixed
- Caps limit each adjustment and the lifetime rate
- Fits a defined ownership horizon
Reverse Mortgages (HECM)
Equity access for homeowners 62+.
A HECM converts home equity into tax-free proceeds — as a lump sum, monthly payments, or a growing line of credit — with no required monthly principal and interest payment.
- No monthly principal and interest payment required
- FHA-insured, non-recourse structure
- Independent HUD counseling included
Investment Property
Financing that scales with the portfolio.
Conventional investor financing plus DSCR options that qualify on the property's rental income rather than your personal tax returns.
- DSCR loans qualify on rent, not W-2 income
- 1–4 unit purchases and refinances
- Portfolio strategy across multiple doors
Not sure which program fits?
Tell me the situation and I'll model two or three structures side by side — payment, cash to close, and lifetime cost.