As the chart below shows, we are a "full-service" independent brokerage and offer MANY different products for your unique needs! Furthermore, if we don't currently offer what you need, we can add it!

  • VA, FHA, Conventional, Jumbo, USDA, alternative/Non-QM and more.
  • Chattel Lending (Mobile Homes) -- 1976 and newer: 5% down w/ no mortgage insurance; including for mobile home parks, leased land! Pre-1976 loan options available w/ larger down payment.
  • Investment Loans : Build your portfolio with fix & flip loans, or DSCR loans that qualify you on the basis of the properties cash flow not your own income.
  • Refinances: rate/term, cash-out, debt consolidation, renovation and more.
  • Purchase Loans: including new construction, renovation, escrow repair and land loans
  • Non-warrantable Condos: have a great condo in mind that doesn't meet Fannie/Freddie guides? Let us help!
  • Home Equity: from flexible Home Equity Lines of Credit (HELOC) to fixed rate Home Equity Loans, we can help you access your equity without having to refinance your current mortgage.
  • Reverse Mortgages: work with our seasoned team and get a free consultation
  • First-time-buyers: we have more programs designed for first-time-buyers than ever -- let's talk!
  • Down Payment Assistance: Local, State and National down-payment-assistance & grant programs
  • The Mortgage Doctor is in! We have many unique "non-conforming" or alternative products that work outside the traditional lending "boxes". If you're looking for an alternative or "non QM" product for a unique situation or lending challenge, click here.

Home Loan Basics - Types of Loans

Buying a home can be an overwhelming firehose of information, products, and guidelines. Let's start with the basics of programs that are most commonly used by buyers just like you. From buying and refinancing properties for your residence, second home or investment properties, we've got you covered. This includes new construction, existing and renovation.

FHA (Standard)

FHA loans are insured by the Federal Housing Administration and are most popular for first-time-buyers and buyers with less than ideal credit (scores 500-679).

Pros:

  • Down payments as low as 3.5%
  • Relaxed qualification guidelines, including higher debt ratios and shorter waiting periods after a bankruptcy or foreclosure compared to Conventional loans
  • Can be used to buy owner-occupied 2, 3 or 4 unit residence w/ 3.5% down!

Cons:

  • Mortgage insurance required for the life of the loan in most cases
  • FHA charges an upfront MIP fee that is added to your loan of 1.75%
  • FHA rules regarding the condition of the home can often mean repairs are required which can hinder purchase transactions or refinances

Typically ideal for:

  • First-time buyers seeking low down payment and flexible qualifying guidelines
  • Buyers w/ imperfect credit (lower scores, past BK's or foreclosures)

LEARN MORE

Conventional

Conventional loans are home loans that are not Federally insured and qualifying can be a bit stricter than government loans but they can offer options that fit more properties and more buyers. They have less red tape as far as the property itself but usually require higher credit scores.

Pros:

  • Down payments as low as 3-5%
  • If you put less than 20% down, mortgage insurance will eventually fall off; no mortgage insurance for 20% down; no funding fees or upfront MIP fees like FHA.
  • More flexible on properties needing repairs
  • Can offer better long-term savings than most other options if your credit is good to great

Cons:

  • Require credit scores of 640+ by most lending channels; scores below 700 usually mean higher rates than FHA
  • Harder to qualify than FHA or VA for buyers w/ recent housing events like Bankruptcies, Foreclosures, Short-sales, Deed-in-Lieus

Typically ideal for:

  • Buyers with credit scores 680+
  • Buyers putting more than 5% down; especially for those putting 20% down

VA (Veteran Affairs)

If you are a veteran or currently active duty (or are Reserves/National Guard) in the U.S. military, you likely qualify for a VA home loan. Without question, the VA home loan is one of the best products out there and allows servicemen and women to purchase a residence w/ ZERO down payment, great rates and flexible qualifying guidelines.

Pros:

  • ZERO down payment required
  • Great rates
  • Flexible qualifying guidelines, even w/ low credit scores and high DTI
  • NO mortgage insurance
  • Veterans w/ 20%+ disability have their VA funding fee waived

Cons:

  • Sellers can often view VA through the same lens of FHA and think VA loans close slower and less consistently (EVEN THOUGH THIS IS FALSE AND VA LOANS TYPICALLY CLOSE FASTER); a good lender will sell your offer well!
  • Qualifying borrowers typically have a VA funding fee unless they receive at least 20% VA disability and are exempt
  • Can only be used for primary residence

Typically best for:

  • Veterans and active military
  • Spouses of deceased qualifying veteran

USDA - Single Family Housing Guaranteed

The USDA home loan is one of the best kept secrets in the home loan market for those seeking to buy in "rural" America. However, it's worth using the map tool to identify areas that might qualify as some qualifying areas are not actually that rural! The program is designed by the U.S. Dept. of Agriculture to assist lower to middle income earners purchase homes in rural or underserved areas. The zero down payment is great but qualification is restricted by area and income limits so this may or may not be an option for you based on your situation.

Pros:

  • ZERO down payment required
  • Great rates
  • NO mortgage insurance; just an annual USDA fee included in your monthly payment
  • Some of closing costs can sometimes be financed

Cons:

  • Restricted by to rural areas - check here
  • Restricted by income - check here
  • Stricter qualifying guidelines as far as housing and debt-to-income ratios.
  • Minimum score is 660; guidelines relax when scores are 680+.

Typically best for:

  • Low to middle income earners; larger family size helps qualifying as well
  • Buyers looking in rural or low population density areas