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NMLS 2705737 Answers
Loan programs

If a program exists, there is a lender for it. The job is finding yours.

A bank sells the loans a bank owns. A broker shops dozens of wholesale lenders — which means the difficult file has somewhere to go.

The full catalog

Twenty-one programs. One of them fits.

Filter by what you are doing. Every one of these is available through the wholesale lender network — not a menu limited to what one institution happens to sell.

Purchase

Conventional

Fixed and adjustable rates with as little as 3% down. The default for most buyers with steady documented income — and where lender competition moves the price most.

Purchase

FHA Loan

Great for buyers with limited savings or lower credit scores. Requires only 3.5% down, with flexible debt-to-income tolerance.

Purchase

VA Loan

Exclusive to veterans, service members and surviving spouses. $0 down, no PMI, and flexible credit rules. One of the strongest programmes in the market.

Purchase

USDA Loan

Designed for rural and suburban families. No down payment required and reduced mortgage insurance. The eligibility map surprises people.

Purchase

Jumbo Loan

For homes above standard conforming limits. Guidelines and pricing vary widely between lenders, so shopping genuinely changes the outcome here.

Purchase

Adjustable-Rate (ARM)

A lower interest rate at the beginning of your loan — sensible if you plan to move or refinance within a few years, expensive if you do not.

Purchase

HomeReady® & Home Possible®

Conventional programmes offering down payments as low as 3% with flexible income and credit requirements. Built for first-time and moderate-income buyers.

Purchase

Bank Statement Loans

Qualify using 12–24 months of bank statements instead of W-2s or tax returns. The answer for self-employed borrowers whose returns understate what they earn.

Purchase

DSCR Loans

Approval based on the property’s rental income covering the mortgage payment. Ideal for real estate investors scaling past conventional DTI limits.

Purchase

Asset-Qualifier Loans

Use your savings, investments or retirement accounts to qualify, without relying on traditional income documents. Common for retirees and recent exits.

Purchase

Foreign National Loans

Tailored for non-U.S. citizens purchasing U.S. property, even without U.S. credit history or residency.

Refinance

Rate-and-Term Refinance

Replace your current mortgage to reduce your rate, shorten the term, or move from an ARM to a fixed rate. Always run it against the break-even first.

Refinance

Cash-Out Refinance

Tap your home equity for debt consolidation, renovation, tuition or the next investment property.

Refinance

FHA Streamline Refinance

Lower your rate with minimal paperwork — often no appraisal or income verification. Existing FHA borrowers only.

Refinance

VA IRRRL

Interest Rate Reduction Refinance Loan for veterans with a current VA loan. Quick process, usually no appraisal or income check.

Refinance

USDA Streamlined Assist

For homeowners with an existing USDA loan. No appraisal or credit review; must show at least $50/month in savings.

Refinance

Bank Statement Refinance

Qualify using business or personal bank deposits — for self-employed owners without W-2 income.

Refinance

DSCR Refinance

For investors. Approval based on rental property income rather than personal income.

Refinance

Asset-Qualifier Refinance

Use savings, investments or retirement funds as proof of ability to repay instead of traditional income.

Refinance

HELOC

A flexible credit line you draw from as needed — like a credit card, but secured by your home and priced far better.

Refinance

Reverse Mortgage (HECM)

For homeowners aged 62+. Convert part of your equity into cash with no monthly mortgage payments required.

Narrow it down

Five questions. Then the two or three worth pricing.

Updates as you answer. Nothing is submitted and nothing is stored.

1. What are you doing?
2. How is your income documented?
3. How much can you put down?
4. Roughly where is your credit score?
5. Anything else that applies?
Price these programs Read the full catalog

A guide, not an approval. Eligibility depends on full underwriting — income documentation, property type, credit detail and lender guidelines. The point here is to narrow twenty-one programs down to the two or three worth pricing.

Where banks say no

The scenarios that need a broker.

A decline is one underwriter reading one lender's overlay. It is not a verdict on your file.

Bank statement loans

Self-employed and your tax returns understate what you actually earn? Qualify on 12 or 24 months of deposits instead of adjusted gross income.

DSCR / investor loans

Qualify the property on its own rent rather than your personal income. No DTI ceiling on how many doors you own. Built for people scaling a portfolio.

Asset depletion

Significant assets, modest documented income — retirees and recently exited founders especially. Assets get converted to qualifying income.

Recent self-employment

Under two years in business is an automatic no at many banks. Several wholesale lenders will look at the full picture, including prior W-2 history in the same field.

Non-warrantable condos

High investor concentration, ongoing litigation, or a thin reserve budget can kill conventional financing. Specialty lenders still write these.

Credit events & ITIN

Recent bankruptcy, foreclosure or short sale, or borrowers qualifying with an ITIN. There are programs. They are just not sitting at a retail branch.

Bridge & renovation

Buy before you sell, or finance the purchase and the rehab together. Timing solutions for people who cannot move twice.

Foreign national

No U.S. credit file and non-U.S. income. Underwritten on documented foreign income, assets and a larger down payment.

Down payment assistance

State and local programs, grants, and second-lien structures. Availability and terms change constantly — worth asking about even if you assume you do not qualify.

Find the program that fits my file
Choosing between them

Three questions that decide the structure.

1. How long will you actually keep this loan?

This single answer moves more money than the rate does. Five years in the house makes buying points, and often a 30-year fixed, the wrong shape. Thirty years makes them the right one. Nobody can predict it perfectly, but an honest estimate beats a default assumption.

2. What is scarce — cash or monthly room?

Short on cash to close? Lender credits raise the rate but cover closing costs. Short on monthly cash flow? Points lower the payment but consume cash now. These pull in opposite directions and the right pick depends entirely on which constraint binds you.

3. How clean is the documentation?

A W-2 borrower with two years at one employer has the widest lender pool and the best pricing. Every wrinkle — self-employment, recent job change, non-warrantable property, a credit event — narrows the field. Knowing which lenders remain in play before you apply is most of the value a broker adds.

Ready when you are

Which program actually wins on your file?

Start the application to see live rates across several structures, a full cost breakdown, and a clear recommendation with the trade-offs written out.

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