Loan programs
We are a brokerage, so we are not fitting you into a single lender's box. Below is everything we place, grouped by what you are actually trying to do.
Most requested
We are a brokerage, not a bank. That means we are not placing you into the one product we happen to sell. We are choosing among lenders on your behalf.
More than ten years working with non-QM lenders, alongside the whole traditional side: FHA, conventional, USDA and jumbo. Bank statement, foreign national and non-QM are the three that other brokers send us their declines for.
Make homeownership more accessible
Backed by the Federal Housing Administration, with lower down payments and more flexible credit requirements than most conventional programs. Often the route when a bank has already said no.
First-time buyers · limited credit history · smaller deposit
The standard route, done properly
For borrowers with established credit and steady income. Available for a primary residence, a second home, or an investment property.
Established credit · stable income
Zero down in eligible areas
Backed by the Department of Agriculture for homes in eligible rural and suburban areas. No down payment at all for buyers who meet the income and location rules.
Eligible areas · income limits apply
Above the conforming limit
For loan amounts larger than the conforming limit, which in San Diego County arrives sooner than most people expect. Different underwriting, and a set of lenders we know well.
Higher price points · larger loan amounts
Earned benefits, properly used
For eligible veterans, active service members and surviving spouses. No down payment on most purchases and no monthly mortgage insurance.
Veterans · active military · eligible families
A flexible solution for self-employed borrowers
Qualify on twelve or twenty-four months of bank deposits instead of tax returns. Built for people whose write-offs make their tax return look nothing like their actual income.
Self-employed · business owners · freelancers
Mortgage solutions beyond traditional guidelines
Non-Qualified Mortgages document income, assets and repayment ability in ways the standard box does not allow. More than ten years working with these lenders is the reason people are sent to us.
Business owners · investors · variable income
U.S. real estate financing for international buyers
Purchase or refinance property in the United States without U.S. citizenship or residency. Common for buyers across the border and for international investors.
Non-U.S. residents · international investors
Restructure your mortgage around your current goals
Replace the loan you have with one that fits the life you have now: a lower rate, a shorter term, or a payment that leaves more room each month.
Existing homeowners · bought at a higher rate
Convert home equity into available funds
Replace your mortgage with a larger loan and take the difference at closing. Commonly used for renovation, consolidating higher-interest debt, or a major expense.
Homeowners with built equity
Put your home equity to work
A line of credit secured against the value you have already built. Draw what you need, when you need it, rather than taking a single lump sum.
Homeowners · renovation · education · medical
Full catalog
Twelve routes to the same door. Which one fits depends on your deposit, your credit, how you are paid, and how long you plan to stay.
Conventional
Established credit, steady income
FHA
Lower deposit, flexible credit
FHA 203(k)
Purchase plus renovation, one loan
VA
Veterans and active service
USDA
Eligible rural and suburban areas
Jumbo
Above the conforming limit
Fixed rate
Same payment for the whole term
Adjustable rate (ARM)
Lower start, adjusts later
2-1 Buydown
Reduced rate for the first two years
Down payment assistance
Programs that help with the deposit
Self-employed
Qualify on deposits, not returns
Non-QM
Outside the standard guidelines
You already own the house. These change what the loan costs you, or turn part of what you have built into cash.
Mortgage refinance
New rate or new term
Cash-out refinance
Take equity at closing
HELOC
A line of credit, drawn as needed
Reverse mortgage
For eligible borrowers aged 62 and over
Term
Rate gets the attention. Term decides what the loan actually costs. Here is the same $600,000 loan, both ways.
| 30-year | 15-year | |
|---|---|---|
| Rate | 6.25% | 5.75% |
| Monthly (P&I) | $3,694 | $4,982 |
| Payments | 360 | 180 |
| Total interest | $729,949 | $296,843 |
The fifteen-year term costs $1,288 more each month and saves $433,106 in interest. Whether that trade is worth making depends on what the higher payment does to the rest of your month. That is the conversation worth having with a person.
That is the entire point of the consultation. Fifteen minutes, no credit pull, and you leave knowing which programs are actually open to you.