Loan programs, explained across the table
Each program below has its own page: who it fits, how qualification actually works, what I evaluate before it reaches underwriting, and what usually complicates a file. Guidelines are the agencies' and investors'; the numbers that matter to you come from a real quote on a real file.
Government and agency programs
VA home loans
Zero down, no monthly mortgage insurance, and the edges most lenders get wrong: entitlement, residual income, PCS timelines, VA new construction.
VA →Conventional
Fannie Mae and Freddie Mac loans. 3% down for first-time buyers, PMI that cancels, primary, second and investment homes.
Conventional →FHA
3.5% down with a 580 score, 6% seller credits, shorter waits after credit events. A bridge to conventional.
FHA →Down payment assistance
Nevada Home Is Possible with a live daily rate board, Texas TSAHC and TDHCA, and the City of San Antonio program.
DPA →Non-QM: when standard guidelines don't fit
Non-QM hub
What Non-QM means, when it is the right tool, and how the six products differ.
Start here →DSCR
Investment property qualified on its rent, not your returns. LLC vesting.
DSCR →Bank statement
Self-employed, qualified on 12 or 24 months of deposits.
Bank statement →Foreign national
Investment property without U.S. credit or a Social Security number.
Foreign national →ITIN
Primary residences for taxpayers who file with an ITIN.
ITIN →1099-only
Contractors qualified on gross 1099 income with an expense factor.
1099 →Asset depletion
Liquid assets converted into qualifying income for retirees and high-net-worth buyers.
Asset depletion →Let's look at your file together.
Fifteen minutes by phone or Zoom, in whichever language you're most comfortable in.