Our mortgage loan programs cover everything from standard home purchases and refinances to specialized investment scenarios that don’t fit traditional guidelines. Because every borrower’s credit, income, and goals are different, we provide nine distinct paths to ensure your financing is as unique as your situation.
Select a program below to see full details. All down payment and credit requirements are typical starting points.
No-down payment financing for veterans and active-duty service members. No monthly PMI required.
Min. Down: 0%* | Credit: No Min | PMI: None
VA DETAILSFlexible credit standards and low down payments. Ideal for first-time buyers and those building credit.
Min. Down: 3.5%* | Credit: 500+ | PMI: Lifetime
FHA DETAILSZero-down payment financing for eligible rural and suburban areas. Competitive fixed rates.
Min. Down: 0%* | Credit: 640 | PMI: Annual Fee
USDA DETAILSStandard financing for primary, second, or investment homes. Most common for buyers with solid credit.
Min. Down: 3%* | Credit: 620 | PMI: Removable
CONVENTIONAL DETAILSFinancing for high-value properties that exceed standard conforming loan limits.
Min. Down: Varies | Credit: 680+ | PMI: Varies
JUMBO DETAILSAlternative documentation (like bank statements) for self-employed and real estate investors.
Min. Down: Varies | Credit: Varies | PMI: Varies
NON-QM DETAILSFor homeowners 62+. Convert equity into cash without mandatory monthly mortgage payments.
Age: 62+ | Credit: N/A | PMI: MIP Applies
REVERSE DETAILSLower your rate, shorten your term, or cash out equity from your current home.
Min. Equity: Varies | Credit: 620+ | Goal: Savings
REFINANCE DETAILSFinancing for business real estate, multi-family units, and mixed-use investment properties.
Min. Down: Varies | Credit: Varies | Basis: Asset
COMMERCIAL DETAILSStandard programs rely on W-2s and tax returns to verify income. Since tax returns often understate what self-employed borrowers actually earn, NonQM programs offer documentation alternatives. Bank statement loans, profit-and-loss qualifications, and asset depletion methods all exist for this reason. Also, the CFPB’s homebuyer resource center provides additional context on comparing loan options and understanding what lenders look at during underwriting.
Having nine programs available is genuinely useful. But more options also mean more variables to weigh. Here’s an honest look at both sides.
Jamie and Derek were pre-approved through their bank for a conventional loan. Derek earns a W-2 salary, so his portion of the application moved quickly. But Jamie runs her own business, and her tax returns showed lower income than she actually deposits each month.
After one conversation, they learned about a bank statement NonQM option that qualified Jamie on 12 months of deposits instead of tax returns. As a result, both incomes went on the application, their purchasing power increased significantly, and they closed on a home that wouldn’t have been reachable through a single-program approach.
This scenario plays out regularly for self-employed borrowers. If a standard program isn’t working, it’s worth asking whether a NonQM program is a better fit before assuming your options are limited.
Most buyers don’t need to evaluate all nine programs in depth. These highlight the situations where one program clearly makes more sense than the others.
You have VA eligibility. VA loans are one of the strongest programs available for qualifying buyers. Because they carry no private mortgage insurance and allow zero down*, they often produce the lowest monthly payment of any option. If you haven’t confirmed eligibility, that’s the first step worth taking.
Your credit score is below 660. FHA loans are typically more workable at lower credit scores than conventional alternatives. However, FHA mortgage insurance often stays for the life of the loan, so it’s worth running both scenarios if your score is on the boundary.
You’re buying in a suburban or rural area. USDA loans cover a much wider geographic footprint than most buyers realize. If zero-down* financing matters and the property falls in an eligible area, USDA often produces a better monthly cost than FHA with similar credit requirements.
The purchase price exceeds conforming limits. Jumbo loans cover property values that conventional financing cannot reach. Since jumbo programs follow their own guidelines, approval criteria vary more widely between lenders, and stronger reserves are typically required.
You probably have questions specific to your unique situation. That's exactly the kind of conversation we're here for.
No forms, no pressure, just straight answers.
The right program depends on your credit score, income type, available down payment, and the property you’re buying. Because every borrower’s profile is different, a loan officer will compare your specific numbers against each program’s guidelines before recommending anything. So the most reliable answer comes from running your actual file, not estimating from a table.
Government-backed loans (VA, FHA, USDA) are insured or guaranteed by a federal agency, which allows lenders to offer more flexible qualification terms. Conventional loans follow Fannie Mae or Freddie Mac guidelines and generally reward stronger credit with lower long-term costs. However, conventional loans allow mortgage insurance to be removed once you reach 20% equity, while FHA mortgage insurance often stays for the life of the loan.
Each program sets its own minimum. FHA loans allow scores as low as 500 with a larger down payment. Conventional loans typically require 620 or higher. VA loans have no published minimum, though most lenders apply their own overlays. NonQM programs vary widely by product type, and some have no traditional credit score requirement at all.
Yes, and you should. A good loan officer will show you side-by-side breakdowns of programs you actually qualify for. That way you can compare monthly costs, down payment requirements, and long-term trade-offs before committing to anything. There’s no obligation to apply just because you ask for a comparison.
Self-employed borrowers, real estate investors, and those with complex income often qualify through NonQM programs. Bank statement loans, DSCR loans, and asset-based options exist specifically for situations where tax returns don’t reflect actual earnings. If a standard path isn’t working because of income documentation, that’s the next conversation worth having with a loan officer.
*Advertising Disclosure. The down payment percentages shown in the program comparison table above are minimum advertised figures and constitute trigger terms under the Truth in Lending Act (TILA) / Regulation Z. Accordingly, the following full disclosure applies.
Example based on a purchase price of $412,371, with a down payment of $12,371 (3%*), resulting in a loan amount of $400,000. Interest rate: 6.500%. Annual Percentage Rate (APR): 6.750%. Loan term: 30 years (360 monthly payments). Estimated monthly principal and interest payment: $2,528. Credit score assumed in this example: 740.
Private mortgage insurance (PMI) is not included in this payment example. PMI would be required on a conventional loan with less than 20%* down and would increase the monthly payment shown. Taxes, homeowners insurance, and any applicable HOA fees are not included in the payment shown above.
Rates and terms are subject to change without notice. Not all applicants will qualify. This is not a commitment to lend. Loan approval is subject to credit approval, income verification, appraisal, and program eligibility at the time of application. Down payment requirements, credit score minimums, and program availability vary by loan type and lender overlay.