Frequently Asked Questions

We work with a broad network of lending partners offering conventional, government-backed, and specialized mortgage programs for different borrowing situations.

Available categories may include:

• Traditional mortgages: Conventional, FHA, VA, USDA, and jumbo loans.
• First-time homebuyer financing: Low-down-payment options and eligible assistance programs.
• Self-employed and non-QM mortgages: Bank statement, P&L, 1099, WVOE, and asset-based programs.
• Investment financing: DSCR loans and other eligible investment-property programs.
• Specialty financing: Construction, renovation, ITIN, foreign national, and certain commercial loan programs.
• Refinancing: Rate-and-term, cash-out, FHA Streamline, and VA IRRRL options.
• Home equity: HELOC and HELOAN financing.

Not every program is available in every state or for every borrower.

We’ll review your specific situation and explain which options may apply rather than simply provide a list of loan products.

We begin by understanding your financial situation and what you want the mortgage to accomplish.

For example, a borrower with strong W-2 income may qualify for several traditional programs. A business owner with significant cash flow but lower income reported on tax returns may need a different approach.

We’ll consider factors such as:

• Income and employment
• Credit profile
• Existing debts
• Available down payment and assets
• Property type and occupancy
• Loan amount
• Interest-rate and payment preferences

Then we’ll compare the available programs, including their qualification requirements, costs, mortgage insurance, and loan terms.

Our goal is to help you understand why a particular program may fit—not simply tell you which loan to choose.

A conventional mortgage is a home loan that isn’t insured or guaranteed by a federal government agency such as FHA, VA, or USDA.

Conventional mortgages are commonly used for primary homes, second homes, and investment properties, depending on the program.

Some conventional programs allow eligible first-time buyers to purchase with as little as 3% down, although mortgage insurance may be required with a smaller down payment.

Conventional loans can also have advantages for certain borrowers, such as different mortgage insurance cancellation provisions compared with FHA financing.

We’ll compare the available conventional terms with other programs to help you understand which structure may be appropriate.

These are government-backed mortgage programs designed for different borrowing situations.

• FHA loans: May provide flexible qualification options and low down payments for eligible borrowers. FHA mortgage insurance requirements apply.
• VA loans: Available to eligible veterans, service members, and certain surviving spouses. Qualified borrowers may receive no-down-payment financing without monthly mortgage insurance, although a VA funding fee may apply unless exempt.
• USDA loans: Available to eligible borrowers purchasing qualifying homes in designated areas, subject to household income and other program requirements. No-down-payment financing may be available.

These programs have different requirements, fees, and benefits.

We’ll review your eligibility, estimated payment, and overall costs before helping you compare them.

Yes. Jumbo mortgages generally involve loan amounts above the applicable conforming loan limits.

Because these loans are outside standard conforming limits, lenders may use different underwriting requirements.

Depending on the program, borrowers may need:

• Stronger credit qualifications
• A larger down payment
• Additional cash reserves
• Detailed income and asset documentation
• A qualifying property valuation

However, requirements differ among jumbo lenders.

We’ll review your property, loan amount, finances, and goals to explore the available lending options.

Self-employed borrowers can qualify for mortgages, but the way income is evaluated may differ from that of traditional salaried employees.

For conventional and certain government-backed mortgages, qualifying income may rely heavily on tax returns and other business documentation.

If that calculation doesn’t reflect your financial situation well, we can explore eligible alternative-documentation programs, such as:

• Bank statement loans
• Profit-and-loss programs
• 1099-income programs
• Asset-based financing
• Other non-QM options

Each program has its own rules for calculating qualifying income and verifying repayment ability.

We’ll review how your business operates, how you’re paid, and which records are available before evaluating potential options.

A non-qualified mortgage (non-QM) is a mortgage that doesn’t meet the standard definition of a qualified mortgage under applicable lending rules.

Non-QM programs can provide alternative financing structures for eligible borrowers whose financial circumstances don’t fit traditional underwriting methods.

For example, a lender may evaluate bank deposits, eligible assets, or investment-property income using program-specific guidelines.

Non-QM doesn’t mean no documentation or automatic approval. Lenders still evaluate credit, assets, property details, and repayment ability under their requirements.

Because pricing and terms can differ from traditional programs, we’ll explain the qualification method and potential costs before you decide.

These programs provide different methods for documenting or calculating qualifying income.

• Bank statement loans: May use eligible bank deposits and a lender’s business-expense methodology to calculate income.
• P&L programs: May evaluate an acceptable business profit-and-loss statement under specific guidelines.
• 1099 programs: May accommodate borrowers whose income is documented through eligible 1099 earnings.
• WVOE loans: May use written verification of employment and income in place of some traditional documentation.
• Asset-based programs: May use eligible savings, investments, or other qualifying assets in the lender’s calculation.

A program’s name doesn’t mean that income or repayment ability goes unverified.

We’ll help you understand which records are needed, how the lender calculates income, and whether the program may fit your financial situation.

A Debt Service Coverage Ratio (DSCR) loan is an investment-property financing option that evaluates the property’s qualifying rental income relative to its debt obligations.

Rather than relying primarily on the borrower’s traditional personal employment income, the lender may consider whether the property’s rent supports the required debt payments.

For example, a real estate investor purchasing a rental home may prefer a program that emphasizes the property’s income potential.

However, DSCR financing still has eligibility requirements involving the property, credit, down payment, available reserves, and other factors.

We’ll help you review the property’s expected rental income, estimated financing expenses, and lender requirements to determine whether DSCR financing may be appropriate.

Yes. We can explore eligible construction and renovation loan programs, including one-time-close construction financing.

A one-time-close construction loan may combine the construction phase and permanent mortgage into one financing arrangement, reducing the need for separate loan closings.

Requirements may involve:

• The land and property
• Construction plans and budget
• Builder qualifications
• Appraisals and inspections
• Construction timelines
• Down payment and financial qualifications

Renovation financing may follow different rules depending on the property and work being completed.

We’ll review your project first and help determine which programs may be available.

We offer access to specialty financing options that may accommodate eligible borrowers and properties outside standard residential mortgage situations.

For example, certain programs may be available to qualifying borrowers using an Individual Taxpayer Identification Number (ITIN), foreign nationals purchasing eligible U.S. real estate, or borrowers financing certain commercial properties.

Requirements vary significantly.

A foreign national program may have different documentation and down-payment requirements from a traditional mortgage, while commercial financing may evaluate property income, business financials, and the intended use of the building.

Tell us about your citizenship or residency documentation when relevant, property type, and financing goals so we can review appropriate options.

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