Loan programs
Everyone shops the rate, but almost no one shops the program.
Every borrower's numbers tell a different story: credit, income, down payment, timeline. We price your file against every program below and walk you through the best fits with the trade-offs in plain English.
Purchase and refinance
Conventional and government-backed loans
The core programs most buyers start with: fixed and adjustable rates, government-insured options, jumbo financing, and the tools that pair with them.
Fixed-Rate
One rate for life. Down payments from 3%, terms from 10 to 30 years. The default for a reason.
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Adjustable-Rate (ARM)
Lower intro rates for 5, 7, or 10 years, then it adjusts. A deliberate tool for buyers who won't keep the loan long-term.
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FHA
3.5% down, credit scores considered from 550, gift funds welcome. The first-timer's front door.
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VA
0% down, no monthly mortgage insurance, for those who served. The strongest benefit in American lending.
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USDA
0% down in map-eligible communities for moderate-income households. America's least-known great loan.
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Jumbo
Financing above conventional limits, to $25M, from 10% down. Built for coastal Orange County and LA price tags.
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Interest-Only
Minimum required payment, principal on your schedule. Flexibility for borrowers with a plan.
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Temporary Buy-down
A seller credit lowers your rate and payment in the early years, often a 2-1 or 1-0 structure, at no extra cost to you. Run your numbers with our temporary buy-down calculator.
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Reverse Mortgage
62+? Convert home equity into cash flow with no required monthly payment, as long as you stay in the home and keep taxes and insurance current.
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Down payment assistance
California down payment assistance programs
State-backed programs that pair with an FHA, VA, USDA, or Conventional first mortgage to cover part of your down payment or closing costs.
CalHFA MyHome
Up to 3.5% of your purchase price toward down payment or closing costs, deferred with no monthly payment. Built for first-time California buyers within CalHFA's income limits.
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GSFA Platinum
Up to 5.5% combined down payment and closing cost assistance, structured as a second mortgage, a grant, or both. Open to first-time and repeat California buyers alike.
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Non-QM and alternative documentation
Real income. Unreal paperwork? Fine.
A Non-QM (Non-Qualified Mortgage) loan falls outside the rigid underwriting rules set by traditional, government-backed agencies, using alternative documentation to verify your ability to repay. Built for self-employed professionals, real estate investors, freelancers, retirees, and borrowers whose income simply doesn't fit a standard W-2 box.
Bank Statement
Qualify on 12 to 24 months of bank deposits instead of tax returns. Built for business owners whose write-offs make their real income look smaller on paper than it is.
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DSCR
The property's rental cash flow qualifies the loan, not your paystub. No tax returns, no employment history, and it can close in an LLC.
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1099 Income
Qualify on your 1099 earning statements instead of W-2s or averaged tax returns. Built for consultants, contractors, and gig-economy workers.
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P&L
Qualify from a CPA- or preparer-signed profit and loss statement instead of a full tax return review. A strong fit for newer businesses or a recent jump in income.
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Asset-Based
Let verified retirement accounts, investments, and savings qualify you instead of monthly income. Built for retirees and high-net-worth borrowers who are asset-rich and income-light.
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ITIN / Foreign National
Financing for ITIN taxpayers and non-U.S. citizens, using alternative documentation in place of a standard credit history. Available for primary residences and investment properties.
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Home equity
Put your equity to work without touching your first mortgage
HELOC
A revolving line against your equity, with a person walking you through the full application. Your first mortgage stays untouched.
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HELOAN
A fixed-rate lump sum against your equity, repaid on a set schedule, separate from your first mortgage. One predictable payment for renovations, debt consolidation, or a major purchase.
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Specialty and investor financing
Construction, bridge, and investor loans
Purpose-built financing for buyers building a home from scratch, transitioning between homes, or investing in renovation projects.
Construction
Draw-based financing for a ground-up build, released in stages as work is completed. A one-time-close option rolls straight into a permanent mortgage when the home is finished.
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Bridge
Short-term financing against your current home's equity so your next offer isn't contingent on a sale. Closes the timing gap between buying and selling.
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Hard Money
Fast, asset-based financing driven by the property's value and your exit strategy. Closings measured in days, built for investors on a tight timeline.
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Fix & Flip
Purchase price plus rehab budget in one loan, with draws released as the work completes. Built around a short-term resale or refinance exit.
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Renovation
Roll renovation costs into your purchase or refinance. One loan, one closing, with funds released as the work gets done.
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At a glance
Compare loan programs
A quick side-by-side of what each program qualifies you on and who it's typically built for.
| Program | Qualifies on | Best for | Documentation |
|---|---|---|---|
| Fixed-Rate | Income, credit, assets | Long-term stability | Full (W-2 / tax returns) |
| ARM | Income, credit, assets | Short or mid-term ownership | Full (W-2 / tax returns) |
| FHA | Income, credit, assets | First-time buyers | Full, FHA guidelines |
| VA | Income, credit, eligibility (COE) | Veterans and service members | Full + Certificate of Eligibility |
| USDA | Income (limits apply), credit | Eligible rural/suburban buyers | Full, income-restricted |
| Jumbo | Income, credit, reserves | Homes above conforming limits | Full, often stricter reserves |
| Interest-Only | Income, credit, assets | Lower initial payments | Full (W-2 / tax returns) |
| Temporary Buy-down | Income, credit (underlying loan) | Lower payments in early years | Full, per underlying loan program |
| Reverse Mortgage | Age (62+), home equity | Retirement income supplement | Equity and occupancy based |
| CalHFA MyHome | Income (limits apply), first-time buyer status | First-time CA buyers short on cash to close | CalHFA first mortgage + homebuyer education |
| GSFA Platinum | Income, credit, DTI | First-time and repeat CA buyers | FHA, VA, USDA, or Conventional first mortgage |
| Bank Statement | 12 to 24 mo. bank deposits | Self-employed borrowers | Bank statements, no tax returns |
| DSCR | Property rental cash flow | Real estate investors | Lease/rent schedule, no personal income doc |
| 1099 Income | 1099 earning statements | Freelancers and contractors | 1099s, no W-2s required |
| P&L | Signed profit and loss statement | Business owners | CPA/preparer-signed P&L |
| Asset-Based | Verified liquid assets | Retirees and high-net-worth borrowers | Asset/account statements |
| ITIN / Foreign National | Alternative ID and documentation | ITIN taxpayers and non-U.S. citizens | Alternative credit/income documentation |
| HELOC | Home equity, credit | Flexible, on-demand equity access | Full application, appraisal likely |
| HELOAN | Home equity, credit | One-time lump-sum need | Full application |
| Construction | Income, credit, project/build plan | Building a new home | Full + builder/project documentation |
| Bridge | Current home equity, credit | Buying before selling | Equity-based, streamlined |
| Hard Money | Property value and exit strategy | Fast closings, investor deals | Minimal, asset-based |
| Fix & Flip | Deal economics and after-repair value | Renovate-and-resell investors | Property/project-based |
| Rehab / Renovation | Income, credit, renovation scope | Fixer-uppers and major renovations | Full + renovation/contractor documentation |
Don't pick a loan.
Let the numbers pick it for you.
One application, every program compared, honest trade-offs. Minutes to start.
Let's talk it through
Want to go over these numbers?
Call us, or send your info and we'll walk through them with you. A real conversation about your situation, no pressure and no obligation.
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