Loan programs

14 programs, one conversation.

Most people only hear about one or two loan options. These are all the programs I work with, grouped by the situations they are built for. Not sure where you fit? That is what the conversation is for.

01

Buying a home

The everyday programs most buyers compare first.

Conventional

Best for Strong credit and 5% or more down

  • From 3% down for first-time buyers
  • Mortgage insurance comes off
  • Homes, second homes and rentals
See the program

FHA

Best for Lower scores or smaller savings

  • 3.5% down with a 580 score
  • More flexible on debt
  • Gift money welcome for the down payment
See the program

VA

Best for Veterans, active duty and eligible surviving spouses

  • Zero down for eligible buyers
  • No monthly mortgage insurance
  • A one-time funding fee, waived for some
See the program

USDA

Best for Buyers in eligible rural and suburban areas

  • Zero down for eligible buyers
  • Household income limits apply
  • The property location must qualify
Ask Jaime about it

Jumbo

Best for Homes above the conforming loan limit

  • Common at Los Angeles price points
  • Stronger credit and savings expected
  • Fixed and adjustable rates
Ask Jaime about it
02

Self-employed and non-traditional income

For income that does not show up neatly on a tax return or a pay stub.

Bank statement

Best for Business owners and 1099 earners

  • Qualify on 12 or 24 months of deposits
  • Usually no tax returns to qualify
  • Homes, second homes and rentals
See the program

Non-QM

Best for Income or credit that does not fit the standard box

  • Asset-based and 1099 income options
  • Recent credit events can be considered
  • Usually priced higher than conventional
Ask Jaime about it

ITIN

Best for Borrowers without a Social Security number

  • Qualify with an ITIN
  • Other ways to show credit history
  • A larger down payment is usually required
See the program
03

Investors, builders and business

For rentals, larger buildings and building from the ground up.

DSCR and investor

Best for Investors buying or refinancing rentals

  • Qualifies on the property’s rent
  • No personal income documents in most programs
  • Can often close in an LLC
See the program

Commercial

Best for Buildings with 5 or more units and mixed-use properties

  • Apartment buildings and mixed-use
  • Qualifies on the property’s income
  • Terms vary by property
Ask Jaime about it

Construction

Best for Building a home

  • Financing for the build itself
  • Funds released as the work is completed
  • Plans, budget and a licensed builder required
Ask Jaime about it
04

Equity and extra help

Put the equity you have built to work, or get help with the down payment.

HELOC and second mortgage

Best for Tapping equity without refinancing

  • Keep the rate on your first mortgage
  • A credit line or a fixed-rate loan
  • Renovations, debt payoff and more
Ask Jaime about it

Reverse mortgage (HECM)

Best for Homeowners 62 and older

  • Turn home equity into income or a lump sum
  • No monthly mortgage payment required
  • Taxes, insurance and upkeep still apply
Ask Jaime about it

Down payment assistance

Best for Buyers who need help getting in the door

  • CalHFA programs
  • Fast 100 and Fast 100+
  • Pairs with FHA and conventional loans
Ask Jaime about it

How to choose

Narrowing it down is my job.

You do not need to pick a program before you call. Three questions usually get us to the two or three worth comparing.

01

What is the goal?

Buying, refinancing, investing or using your equity narrows the list fast.

02

How do you earn?

A paycheck, your own business, 1099 work, rental income or retirement income each point to different programs.

03

What do the numbers say?

I price the programs that fit side by side, with the trade-offs explained in plain language.

Next step

Not sure which fits you?

A one-minute quote request is enough for me to tell you which programs are worth comparing. Nothing here affects your credit.

Get my free quote Call Jaime