Loans

Conventional Loans

Finance your home with one of the most popular mortgage options in the country. Conventional loans are not insured or guaranteed by the federal government, which means they often offer competitive rates and flexible terms for borrowers with strong credit and stable income. A conventional loan can be used to purchase a primary residence, second home, or investment property — making it a versatile choice for a wide range of buyers. Why Choose a Conventional LoanDown payments as low as 3% for qualified first-time buyers. Private mortgage insurance (PMI) can be removed once you reach 20% equity. Available for primary, secondary, and investment properties. Higher loan limits than government-backed programs in many areas. Flexible loan terms, including 15-, 20-, and 30-year options.How Conventional Loans WorkConforming loans follow Fannie Mae and Freddie Mac guidelines. Borrowers qualify based on credit score, income, assets, and debt-to-income ratio. PMI is typically required when the down payment is less than 20%. Fixed-rate and adjustable-rate options are available.

Bank Statement Loans

Qualify for a home loan using your bank statements — not your tax returns. Bank Statement Loans are designed for self-employed borrowers, business owners, freelancers, and 1099 earners whose tax returns may not fully reflect their true income. Instead of relying on W-2s or AGI, lenders review 12 or 24 months of personal or business bank statements to calculate qualifying income. This makes homeownership possible for entrepreneurs and independent professionals who have strong cash flow but complex tax filings. Why Choose a Bank Statement LoanQualify using 12 or 24 months of bank statements. No tax returns, W-2s, or pay stubs required. Great option for self-employed and 1099 borrowers. Available for primary residences, second homes, and investment properties. Competitive loan amounts, including jumbo levels.How Bank Statement Loans WorkLenders review personal or business bank statements to determine income. Deposits are averaged to establish qualifying monthly income. Borrowers must show consistent cash flow and a stable business. Credit, assets, and reserves are reviewed alongside deposits. Fixed-rate and adjustable-rate options are available.

Blanket Portfolio

A Blanket Portfolio Loan allows real estate investors to bundle multiple properties—such as homes, commercial buildings, or rental units—under a single mortgage. This streamlined financing option simplifies management and payments by replacing separate loans with one loan that covers your entire portfolio. Ideal for investors looking to acquire, refinance, or manage several properties at once, it provides flexibility, efficiency, and an easier way to scale your real estate investments smarter and faster. Why choose a blanket portfolioSingle loan, simplified management: Consolidate multiple properties under one mortgage, streamlining oversight and reducing the burden of managing separate loans.Covers acquisition and rehab costs: Finance the purchase and renovation of multiple properties within one loan, with the option to roll costs into long-term debt.One monthly payment: Enjoy the convenience of a single monthly payment for your entire portfolio, improving cash flow and financial tracking.Flexible exit strategy: Includes “carve-out” provisions that allow individual properties to be sold without triggering full loan repayment.Increased leverage and efficiency: Loan-to-value (LTV) ratios typically range from 70% to 80%, giving you access to more capital with less cash upfront.Works with lower-value properties: Eligible property values can start as low as $40,000 per unit, making it accessible for smaller-scale investments.Supports portfolio growth: Enables scalable expansion by leveraging the combined strength of your portfolio rather than qualifying each property individually.Potential cost savings: Reduce total loan fees and interest costs by financing your entire portfolio with a single lender and structure.How blanket portfolios workInitial Consultation and Portfolio Review: Share your investment goals and details of all properties you want to include.Loan Application and Documentation: Provide financial information and property details for your portfolio.Property Appraisal and Portfolio Valuation: Each property is appraised to assess combined value and risk.Underwriting and Loan Structuring: The lender reviews your portfolio and credit to create a tailored loan plan.Loan Offer and Terms Agreement: Receive and review loan terms covering the entire portfolio.Closing and Funding: Sign documents, pay closing costs, and consolidate your properties under one loan.

Bridge / Rehab / Commercial

A rehab loan, also known as a renovation loan, is a type of loan used to finance the purchase and renovation of a property. It is a good option for someone who wants to buy a fixer-upper or an older property in need of repairs and upgrades, as it allows them to combine the cost of the purchase and the renovation into one loan. Rehab loans typically offer flexible terms and may include various options for financing the renovation, making it a convenient and cost-effective way to finance a home renovation project. Why Choose a Rehab LoanFunds for renovation: Rehab loans provide borrowers with funds specifically for the purpose of renovating a property, which can improve its value and livability.Low downpayment requirement: It requires only a 20% downpayment of the property's purchase price (or total project cost) out of your own funds, while the lender finances the remaining 80%.100% rehab financing available: Covers the full cost of approved renovations, reducing the need for out-of-pocket expenses.Option to roll in monthly payments: Some rehab loans allow borrowers to include several months of mortgage payments in the loan amount during the renovation period.Ideal for fix-and flips or BRRRRs: Perfect for real estate investors looking to renovate, rent, refinance, and repeat.Increased property value: By renovating a property with a rehab loan, the borrower can increase the property’s value and potentially improve their return on investment.Streamlined process: Rehab loans are often streamlined, making it easier for borrowers to obtain financing for their renovation project.The VA also offers a similar option for military and veterans to purchase a home and finance the required renovations to bring it up to standards set by the VA. How rehab loans workEligibility: To be eligible for a rehab loan, the property must typically meet certain conditions, such as being a single-family residence or a multi-unit property.Application: Borrowers must complete a loan application and provide documentation of their income, assets, and debts, as well as the planned renovation project.Loan Approval: After the loan application is submitted, the lender will review the application and make a decision on loan approval.Funds release: If the loan is approved, the funds will be released in stages, typically as the renovation work is completed.Repayment: Rehab loans have a fixed or adjustable interest rate and a repayment term of typically 15 or 30 years. Borrowers make monthly payments to the lender, which go towards paying off both the principal and interest on the loan.

DSCR Loans

Grow your real estate portfolio without qualifying based on personal income. DSCR loans are designed for investors who want financing based on the cash flow of the property. A Debt Service Coverage Ratio loan focuses on rental income generated by the property instead of traditional employment or tax return documentation. Why Choose a DSCR LoanNo personal income verification required. Ideal for real estate investors. Finance long-term or short-term rental properties. Close in personal name or LLC in many cases. Flexible options for expanding your portfolio.How DSCR Loans WorkQualification is based on rental income versus monthly housing expense. Lenders calculate the debt service coverage ratio. Higher ratios may unlock better pricing. Available for purchase, refinance, or cash-out transactions.

FHA Loans

Purchase a home with flexible credit guidelines and a lower down payment option. Federal Housing Administration loans are designed to help first-time buyers and repeat buyers achieve homeownership with more accessible financing. An FHA loan is a government-backed mortgage offered through approved lenders. It's ideal for borrowers who may not fit conventional guidelines but still want competitive financing options. Why Choose an FHA LoanDown payments as low as 3.5% for qualified borrowers. More flexible credit requirements. Higher debt-to-income flexibility. Gift funds allowed for down payment and closing costs. Available for primary residences.How FHA Loans WorkFHA loans are insured by the Federal Housing Administration. Borrowers qualify based on credit, income, employment, and debt-to-income ratio. Mortgage insurance may apply. Loan terms typically range from 15 to 30 years.

HELOC

Enjoy the flexibility of borrowing funds when you need them, without committing to a lump sum upfront. A HELOC (Home Equity Line of Credit) is a revolving line of credit secured by the equity in your home. It allows homeowners to borrow funds against the value of their property—only as needed—similar to how a credit card works, but with much lower interest rates and longer repayment terms. Instead of receiving a lump sum upfront (as in a home equity loan), you get a flexible credit line you can draw from during a set period, usually up to 10 years. You can borrow, repay, and borrow again within the limit as needed. HELOCs are commonly used for home improvements, debt consolidation, major expenses, or as a financial safety net. Why choose a Heloc LoanVersatile Property Usage: Use for both primary residences and investment properties. Lightning-Fast Closing: Close in as little as 5 days for quick access to funds. High Leverage Potential: Access 70% - 90% combined loan-to-value for maximum borrowing power. Investment Property Friendly: No appraisal required for investment properties, saving time and money. Flexible Rate Options: Choose between fixed-rate and adjustable-rate options to match your financial strategy. Multi-Unit Property Support: Finance 1-4 unit properties on both primary and investment real estate.How HELOC loans workProperty Evaluation: Lender assesses your property value and available equity to determine borrowing capacity. Credit Line Establishment: Lender approves a maximum credit limit based on your property equity and financial profile. Draw Period Activation: Access funds as needed during the draw period (typically 5-10 years) - only pay interest on what you use. Flexible Fund Usage: Withdraw funds in any amount up to your limit, similar to a credit card but with property as collateral. Interest-Only Payments: During the draw period, make minimum payments covering only the interest on outstanding balances. Repayment Phase: After the draw period ends, enter repayment phase where you must pay both principal and interest until the balance is zero.

Profit & Loss Loans

Built for self-employed borrowers, entrepreneurs, and business owners who may not show income traditionally on tax returns. Profit and Loss loans allow qualified borrowers to use business financial statements instead of tax returns to qualify for financing. Why Choose a Profit & Loss LoanIdeal for self-employed borrowers. No tax returns may be required. Use business income to qualify. Flexible underwriting guidelines. Purchase, refinance, and cash-out options available.How Profit & Loss Loans WorkBorrowers provide profit and loss statements prepared by a CPA, tax preparer, or business records. Business deposits and expenses may be reviewed. Income is analyzed based on business performance. Loan options available for primary, second, or investment properties.

Trade-In Mortgage

Unlock the freedom to purchase your next home—before selling your current one. A Trade-In Mortgage is a specialized home financing product designed to provide homeowners with maximum flexibility during the home buying and selling process. It's essentially a "buy-before-you-sell" solution that allows clients to purchase their new home before selling their current property. Why choose a Trade-In Mortgage loanFlexibility and Convenience: This product eliminates the stress and timing challenges of coordinating the sale of your current home with the purchase of your new one. You can move into your new home immediately without waiting for your old home to sell.Affordable Solution: Trade-In Mortgages are designed to be cost-effective, providing an accessible way for homeowners to upgrade or relocate without the financial burden of carrying two mortgages simultaneously.Guaranteed Sale Process: The program includes a guarantee mechanism where a third-party buyer will purchase your home if it doesn't sell within a specified timeframe, providing peace of mind and eliminating the risk of being stuck with two properties.Profit Protection: If the third-party buyer purchases your home and later sells it for a profit, you may be entitled to a portion of that profit, making it a potentially beneficial arrangement for all parties involved.How Trade-In Mortgage loans workApplication Process: You apply for a Trade-In Mortgage on your new home while still owning your current property.Home Valuation: Your current home is professionally appraised to determine its market value.Purchase New Home: You can immediately purchase and move into your new home using the Trade-In Mortgage.Marketing Period: Your old home is listed and marketed for sale during a predetermined period.Guaranteed Sale: If your home doesn't sell within the specified timeframe, a third-party buyer will purchase it at the appraised value, ensuring you're not left with two properties.Profit Sharing: Any profit made by the third-party buyer upon resale may be shared with you, providing additional financial benefit.This innovative approach to home financing removes the traditional barriers and timing constraints of the home buying and selling process, making it an attractive option for homeowners looking to upgrade or relocate without the typical stress and financial uncertainty.

USDA Loans

Make homeownership achievable in eligible rural and suburban communities. USDA loans are backed by the U.S. Department of Agriculture and designed to support low- to moderate-income borrowers buying a primary residence in qualifying areas. A USDA loan offers some of the most affordable financing available, including no down payment for eligible borrowers. Why Choose a USDA LoanNo down payment required for qualified borrowers. Competitive fixed interest rates. Lower mortgage insurance costs than many other programs. Flexible credit guidelines. Closing costs may be financed into the loan in certain cases.How USDA Loans WorkThe property must be located in a USDA-eligible area. Household income must fall within program limits. Borrowers must occupy the home as their primary residence. Loan terms are typically 30-year fixed-rate.

VA Loans

Serve your family with financing designed for those who served our country. U.S. Department of Veterans Affairs loans provide powerful homeownership benefits for eligible veterans, active-duty military, and qualifying surviving spouses. A VA loan is a government-backed mortgage offering flexible underwriting and exceptional benefits with little to no down payment. Why Choose a VA LoanNo down payment for qualified borrowers. No monthly mortgage insurance. Competitive interest rates. Flexible credit guidelines. Seller concessions may help reduce out-of-pocket costs.How VA Loans WorkEligibility is determined through military service requirements. Borrowers obtain a Certificate of Eligibility (COE). Income, assets, and residual income are reviewed. Loan terms typically range from 15 to 30 years.

Jumbo

A jumbo loan is a great option for someone who is looking to finance a high-end property that exceeds the conforming loan limit and requires a loan amount larger than what is typically offered by government-sponsored enterprises. These loans are ideal for borrowers who have a strong financial profile, including a high credit score and a significant down payment, and who are looking for a loan that offers a competitive interest rate and flexible terms. Why choose a jumbo loanHigh loan amounts: Jumbo loans are designed for borrowers who need to finance an expensive property or a property in a high-cost area, with loan amounts that exceed the limit for conforming loans.Flexible underwriting standards: Jumbo loans may offer more flexible underwriting standards compared to conventional loans, making them accessible to a wider range of borrowers.Competitive interest rates: Jumbo loans can offer competitive interest rates, making them a cost-effective option for eligible borrowers.No mortgage insurance: Jumbo loans do not require mortgage insurance, which can lower monthly payments and overall loan costs.Tailored loan options: Jumbo loan borrowers often have access to tailored loan options, such as adjustable-rate or interest-only mortgages, which can meet their specific needs and financial goals.How jumbo loans workExceed the conforming loan limits set by government-sponsored enterprises (GSEs) such as Fannie Mae and Freddie Mac. Typically used to finance high-end properties, including luxury homes and high-priced real estate. Loan amounts can range from several hundred thousand dollars to several million dollars. Typically require a higher credit score and a larger down payment than conforming loans. Often have stricter underwriting guidelines, including a more thorough review of the borrower’s financial situation. Interest rates may be slightly higher than conforming loan rates due to the higher risk associated with these loans. Can be fixed-rate or adjustable-rate mortgages (ARMs). Jumbo loans are not backed by GSEs, so they are usually offered by private lenders or banks.

THE LOAN PROCESS

PRE-APPROVAL

Initial meeting with loan officer
Loan application completed
Borrower provides income verification items
Credit report is pulled and reviewed
Income is calculated

REFINANCING? START HERE.

Pre-Approval is issued
Loan application completed
Borrower provides income verification items
Credit report is pulled and reviewed
Income calculated

ESCROW IS OPENED

Offer is accepted!
Initial Disclosures sent to Borrower

REFINANCE

Borrower agrees to begin refinance
Initial disclosures sent to borrower

LOAN PROCESSING

Borrower discusses rate lock/float options
Employment verification completed
Residential appraisal ordered
Title work ordered and sent to title company

UNDERWRITING

Borrower evaluated
Loan file and residential appraisal reviewed
Underwriting decision made
Homeowners insurance information for borrower obtained

LOAN APPROVAL

Underwriter issues conditional approval
Additional items will be requested to clear the files conditions for closing

CLEAR-TO-CLOSE!

Conditions are cleared
Underwriting determines that the file is ready for closing documents
Closing documents are ordered and sent to Escrow
Escrow will coordinate signing with a notary

FUNDING

Loan documentation signed by the borrower
Required funds are delivered to escrow company
Purchase: Welcome to your new home!
Refinance: Congrats on your refinance!