What kind of home
is it?

The most common loan in America. 3% down for first-time buyers, 5% otherwise, and mortgage insurance drops off once you reach 20% equity. Best with a 620+ credit score.

Government-backed with 3.5% down at a 580+ score. More forgiving on credit history and debt-to-income, and the seller can pay up to 6% toward your costs.

No down payment, no monthly mortgage insurance and no loan limit with full entitlement. One of the best loans available, if you’ve earned it.

Zero down for eligible rural and suburban areas, with household income limits by county.

For higher-priced homes, like much of Orange County. I compare full-doc, bank statement and interest-only jumbo lenders head to head. Down payments can start around 10%.

Qualify on how you actually earn, not what’s left on your tax return after write-offs.

• Bank statement: 12 or 24 months of deposits, no tax returns
• 1099: for independent contractors
• P&L: a CPA- or tax-preparer-prepared profit & loss statement
• Asset depletion: savings and investments become income

Lower your rate, drop mortgage insurance or pay off sooner. I’ll show your monthly savings and exactly when you break even. Try the break-even calculator.

Replace your mortgage with a larger one and take the difference in cash for debt payoff, renovations or investing. Typically up to 80% of your home’s value (VA can go higher).

Both sit behind your existing mortgage, so your first-mortgage rate never changes.

• HELOC: a reusable line of credit, usually with a variable rate
• Home equity loan: a fixed-rate lump sum with a set payment

One spouse keeps the house. We refinance into your name only, the new loan pays off the old one, and the extra proceeds pay your former spouse their share of the equity as set out in your decree or settlement. They’re released from the loan, and you stay put.

• Some programs treat a court-ordered buyout like a rate-and-term refinance, which often means better pricing
• Documented alimony or child support can help you qualify
• I coordinate timing with your attorney, with complete discretion

Your paycheck lowers your balance the day it lands, and interest is calculated daily. Same lifestyle, potentially years off your loan. Run the simulator.

Build your home with one construction-to-permanent loan, or buy a fixer-upper and roll the renovation into a single FHA 203(k) or conventional renovation loan.

FHA can be as soon as 2 years after a Chapter 7 discharge, or during a Chapter 13 with trustee approval. Some Non-QM lenders work with credit events even sooner. I’ve closed purchases and cash-outs for clients in exactly this spot.

Homeownership for borrowers who file taxes with an ITIN, with flexible documentation.

Better pricing than an investment loan, with 10% down and seller concessions up to 6–9% with larger down payments.

Coastal and resort-area pricing often needs jumbo financing. I shop lenders that specialize in it.

Qualify with bank statements, 1099s or a P&L instead of tax returns.

Pull equity from your second home for your next purchase or project, with select lenders.

Financing for non-U.S. residents buying a second home here, often without U.S. credit history.

If the property pays for itself, you can qualify. No tax returns, no W-2s, close in an LLC, and short-term rentals are welcome. Try the DSCR calculator.

Full-documentation pricing for investors with strong tax returns. 15% down for 1 unit, 25% for 2–4 units.

Short-term financing for purchase and renovation, sized to the after-repair value.

Funding for new builds, from spec homes to small developments.

Close quickly on a deal, then refinance into long-term financing like DSCR.

Pull equity from your rentals to fund the next one, including DSCR cash-outs with no tax returns.