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 from 580 (500 to 579 with 10% down), 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 conforming limits, to $25M, fixed or adjustable. Bigger loan, same process.
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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
You can prove income in more than one way.
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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Community Mortgage
No income or employment on the application. Funded through a CDFI-certified lender and qualified on credit, loan-to-value, and reserves. Primary residence, $100K to $2.5M.
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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 |
| Community (CDFI) | Credit, assets, reserves | Primary-residence buyers who can't document income | No income documentation (CDFI program) |
| 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. Our community pages cover where we lend: Seal Beach, Long Beach, Huntington Beach, and the cities around them.
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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