Find the perfect loan for your next real estate transaction.

> Debt Service Coverage Ratio (DSCR)

Looking to purchase or refinance an investment property but don’t qualify for a conventional loan? No problem — our DSCR (Debt Service Coverage Ratio) program is designed for investors like you.

Program Highlights

• Flexible qualification: Based on the property’s income, not personal income.
• DSCR formula: Gross rents ÷ PITIA (Principal, Interest, Taxes, Insurance, and Association dues).
• Short-term rental income accepted, eligible with 25% down.
• Preferred DSCR: Ratios over 1.0 are ideal, but we can go as low as 0.75 with rate adjustments.
• No income documentation required beyond a lease agreement or Form 1007 with rent schedule.
• Minimum down payment: 20%.
• No seasoning required, start investing right away.
• First-time investors welcome.
• Maximum seller concessions: 6%.

> Bank Statement

Perfect for self-employed borrowers who don’t fit traditional income documentation. Our Bank Statement Loan programs make it easier to qualify based on your actual business performance, not just tax returns.

Program Highlights

• Available in 12- or 24-month options.
• Business or personal bank statements accepted.
• Must be self-employed (no W-2 income allowed).
• Minimum 1 year self-employed, with 2 years in the same line of work.
• Minimum down payment: 15%.
• Maximum debt-to-income (DTI): 50%.
• Maximum seller concessions: 6%.

> Asset Depletion Program

Designed for borrowers with strong asset portfolios who prefer not to document traditional income. Our Asset Depletion Program uses your verified liquid assets to qualify, turning your savings and investments into income potential.

Program Highlights

• Income calculated by dividing total qualifying liquid assets by 84 months.
• Eligible liquid assets:
• 100% of checking, savings, and money market accounts
• 80% of stocks, bonds, and mutual funds
• 70% of vested retirement funds (401k / IRA)
• Cryptocurrency allowed if liquidated prior to closing
• Minimum qualifying assets: $1 million.
• After down payment and closing costs, at least $450,000 must remain liquid.
• Minimum down payment: 15%.
• No gift funds permitted.
• Maximum seller concessions: 6%.
• Maximum debt-to-income (DTI): 50%.
  

> 1099 / P & L Program

Ideal for self-employed borrowers who receive 1099 income or manage their own business. Our 1099 / Profit & Loss (P&L) programs offer flexible qualifying options that focus on your true earning potential,not traditional tax documentation.

Program Highlights

• Qualify using your most recent 1099 or a CPA-audited Profit & Loss statement.
• 1099 borrowers: Minimum 2 years self-employed.
• P&L borrowers: Minimum 1 year self-employed, with 2 years in the same line of work.
• Minimum down payment: 15%.
• Reserves: 6 months of subject property PITIA (9 months required for loans over $1.5 million).
• Full gift funds allowed, except for reserve requirements.
• Corporate and LLC vesting allowed.
• Maximum seller concessions: 6%.

> Renovation Loan Programs

Turn a fixer-upper into your dream home, all with one convenient loan. Our Renovation Loan Programs let you finance both the purchase price and the cost of repairs or upgrades in a single mortgage. Whether you’re buying a home that needs work or modernizing your current one, we make it simple to bring your vision to life.

Program Options

HomeStyle® Renovation Loan

Also known as our “Home Makeover Loan”, this flexible option allows you to finance a wide variety of renovation projects, from cosmetic upgrades to major remodels — all in one loan.

203(k) Streamline / Limited Loan

Perfect for smaller projects or repairs, this program is designed for improvements that don’t require structural changes. Quick, simple, and efficient.

203(k) Full Loan

Ideal for larger renovations, including structural repairs or full-scale remodels. You’ll work with an approved HUD Consultant to manage the project and ensure all improvements meet FHA guidelines.

> Construction Loan Programs

Building your dream home? We offer flexible construction loan options designed to simplify the process, from groundbreaking to move-in day.

One-Time-Close (OTC) Loans

A single loan that covers both construction and your permanent mortgage. You’ll close once, lock your rate early, and enjoy lower costs and less paperwork, keeping your build on schedule and your budget predictable.

Two-Time-Close Loans

Two separate loans — one for construction and one for your long-term financing. This option offers added flexibility, ideal if you want to customize your permanent loan once construction is complete or anticipate changes to your financial situation.

Construction-to-Permanent (C2P) Loans

Also known as “C2P”, this program starts as a construction loan and automatically converts into your permanent mortgage once your home is finished, no second closing required. It’s a seamless solution for those ready to build and settle in with ease.

> Bridge Loan Programs

Buying your next home before selling your current one? Our Bridge Loan Programs give you flexible options to unlock your home’s equity, helping you move forward confidently without waiting for your sale to close.

Program Options

Traditional Bridge Loan

Tap into your home’s existing equity to fund the down payment on your new property. Once your current home sells, you can use the proceeds to pay off the bridge loan balance.

Cross-Collateralization

Secure one loan using both properties (your current home and your new home) as collateral. This option allows you to access equity without needing a separate down payment.



Increased Financing on New Residence

Take out a larger mortgage on your new home, then pay it down once your current home sells. Similar to a bridge loan, but this structure uses your new property as collateral.

Home Equity Line of Credit (HELOC)

Leverage an existing or new HELOC to cover down payment and closing costs on your new purchase. A great option if you already have available equity and want short-term flexibility.

> Fix & Flip Loan

Move fast, build smart, and maximize your returns. Our Fix & Flip Loans are built for real estate investors focused on short-term renovations and resales, helping you turn potential into profit.

Program Highlights

• Financing for up to 100% of rehab costs
• Designed for short-term investment projects
• Fast approvals and funding to help you act quickly in competitive markets
• Covers acquisition, renovation, and resale — all in one streamlined process
• Flexible terms and support tailored to experienced and first-time investors alike



With a simple process and quick access to capital, our Fix & Flip program gives you the confidence to move from purchase to profit — seamlessly.

> FHA Loans

If you’re looking for a loan that’s easier to qualify for and don’t have a large down payment saved, an FHA loan might be right for you. Insured by the Federal Housing Administration, FHA loans are designed to support buyers with moderate incomes or less-than-perfect credit.

Thinking an FHA loan might be the perfect fit? Here’s why:

• Only 3.5% down payment needed
• Higher debt-to-income allowances, meaning you could afford a higher-priced home
• Access to Down Payment Assistance Programs

> VA Loans

If you’re a U.S. veteran or the surviving spouse of a veteran, a VA loan could be an incredible option for you. Guaranteed by the U.S. Department of Veterans Affairs, VA loans are designed to offer long-term financing for eligible service members and their families.

Here’s how a VA loan could benefit you:

• No down payment required
• No monthly mortgage insurance
• Waived VA Funding Fee if you have at least a 10% disability rating from the VA
• Reduced closing costs

> USDA Loans

Living in a rural area and looking to buy a home with limited upfront costs? A USDA loan, part of the USDA Rural Development Guaranteed Housing Loan Program, might be a great fit. This option is designed for rural homebuyers who meet certain income limits.

Curious if a USDA loan could work for you? Consider these benefits:

• 0% down payment
• Lower mortgage insurance premiums
• Competitive mortgage rates
• And more!

> Jumbo Loans

Are you interested in buying a high-value property? A jumbo loan could be the solution, offering financing for homes that exceed the limits set by Fannie Mae and Freddie Mac. Since these loans cover more expensive properties, the qualification standards are more stringent.

Here’s why a jumbo loan might be the right choice for you:

• Finance up to 90% of the property with as little as 10% down and no PMI
• Fixed-rate options for 30, 20, and 15 years
• Interest-only and adjustable-rate options
• Acceptable projected income based on a signed job offer or contract if you start within 60 days of closing—ideal for relocation clients

> Reverse Mortgages

If you’re 62 or older and interested in accessing your home’s equity without monthly mortgage payments, a Reverse Mortgage (also known as a Home Equity Conversion Mortgage, or HECM) could be a perfect fit. This loan option, insured by the FHA, is a great way for eligible homeowners to use their home’s equity as a source of funds.

Here’s why a Reverse Mortgage might be ideal for you:

• Access to a portion of your home’s equity in cash
• No monthly mortgage payments as long as the home remains your primary residence and loan obligations are met
• Flexible disbursement options: choose a lump sum, monthly payments, or a line of credit
• And more!