Every borrower is different. I work with dozens of lenders to match you with the loan program that fits your goals, credit profile, and financial situation — not just what's easiest to sell.
Talk to Don About Your OptionsIf you've served in the military, the VA loan is one of the most powerful mortgage benefits available to you. No down payment, no PMI, competitive rates — it's a benefit you've earned and I'll make sure you get the most out of it.
Zero down payment required — one of the only loan programs that lets qualified buyers purchase with no money down
No private mortgage insurance (PMI) — saves hundreds per month compared to conventional loans with low down payments
Competitive interest rates — VA loans typically offer rates below conventional market rates
Flexible credit requirements — more forgiving underwriting compared to conventional loans
Reusable benefit — you can use your VA benefit multiple times throughout your life
Active duty military, veterans, and surviving spouses who meet VA service requirements. If you've served, this should be your first conversation — it's the best loan program available for those who qualify.
FHA loans are backed by the Federal Housing Administration and are one of the most accessible mortgage programs available. Lower credit score requirements, low down payment, and flexible underwriting make this a go-to for buyers who are earlier in their financial journey.
3.5% down payment — one of the lowest down payment requirements available for buyers with 580+ credit
More lenient credit standards — great for buyers still building their credit history or recovering from past challenges
Gift funds allowed — your entire down payment can come from a family member gift
Flexible DTI ratios — can qualify with higher debt relative to income than conventional loans
First-time buyers, buyers with credit scores in the 580–680 range, or anyone with limited savings for a down payment. If PMI is a concern, let's compare FHA vs. conventional to find what actually costs less over time.
Conventional loans are not government-backed — they follow guidelines set by Fannie Mae and Freddie Mac. They offer more flexibility, no upfront mortgage insurance, and the ability to remove PMI once you have 20% equity. For buyers with solid credit, this is often the best option.
PMI can be removed — once you reach 20% equity, private mortgage insurance goes away. FHA MIP often stays for the life of the loan.
No upfront mortgage insurance fee — unlike FHA which charges 1.75% upfront, conventional PMI is monthly only
Higher loan limits — conforming limits go up to $806,500 in most areas; jumbo options available above that
Available for investment properties and second homes — FHA and VA are primary residence only
Multiple term options — 10, 15, 20, and 30-year fixed, plus adjustable-rate options
Buyers with 620+ credit score, stable income, and at least 3-5% down. If you have 10-20% down and good credit, conventional almost always beats FHA on total cost. Let's run the numbers for your specific situation.
Conventional loans are split into conforming (below loan limit) and jumbo (above loan limit). Each has different requirements.
When the home you want exceeds conforming loan limits — common in California's high-cost markets — a jumbo loan is the answer. These are larger loans that require stronger credit, more reserves, and slightly higher rates, but open the door to high-value properties that don't fit inside conventional limits.
No loan amount ceiling — finance high-value properties well above conforming limits with the right qualifications
Competitive rates through brokers — as a broker I shop multiple jumbo lenders, which is critical since jumbo pricing varies significantly between lenders
Fixed and adjustable options — 30-year fixed, 15-year fixed, and ARM products (5/1, 7/1, 10/1) available depending on your strategy
Primary residence, second home, and investment — jumbo programs available for various property types
Interest-only options available — some jumbo programs offer interest-only periods for cash flow flexibility
Buyers purchasing higher-value homes in California's competitive markets — San Diego, Los Angeles, Orange County, Bay Area — where $1M+ purchase prices are common. If you have strong credit, solid income, and sufficient reserves, a jumbo loan is very attainable. Shopping multiple lenders through a broker can save tens of thousands in rate differences alone.
One of the biggest barriers to homeownership is saving for a down payment. Down Payment Assistance (DPA) programs — offered through state, county, city, and lender programs — can provide grants, forgivable loans, or deferred loans to cover some or all of your down payment and closing costs.
Some DPA is a grant — free money — doesn't need to be repaid if you meet program requirements
Silent seconds are deferred — no payments until you sell, refinance, or pay off the first mortgage
Income limits apply — most programs have household income caps, but they're often higher than people expect
Often for first-time buyers — though some programs define "first-time" as not owning in the past 3 years
I research programs for your area — availability and funding change frequently; I stay current on what's available
First-time buyers, lower-to-moderate income households, and buyers who have the income to support a mortgage payment but haven't been able to save for a down payment. Don't assume you don't qualify — let's check.
DSCR stands for Debt Service Coverage Ratio. These loans qualify based on the rental income the property generates — not your personal income or tax returns. For investors with multiple properties, self-employed buyers, or anyone whose tax returns don't reflect their actual cash flow, DSCR loans are a game changer.
No personal income verification — qualification is based on the property's rent-to-mortgage ratio, not your W-2 or tax returns
No employment verification required — ideal for self-employed investors whose write-offs reduce taxable income
Scale your portfolio faster — not limited by personal DTI ratios, making it easier to acquire multiple properties
Short-term rentals (Airbnb) eligible — many DSCR programs allow STR income with proper documentation
LLC and entity vesting available — purchase in your business entity name for liability protection
Real estate investors purchasing rental properties, self-employed buyers whose tax returns understate income, buyers with multiple investment properties, and short-term rental (STR/Airbnb) investors. If the rent covers the mortgage — let's talk.
The Debt Service Coverage Ratio measures whether the property's income covers its debt payments.
If you're self-employed, a business owner, freelancer, or contractor — your tax returns often show far less income than you actually earn. Write-offs that save you money at tax time can make traditional mortgage qualification nearly impossible. Bank statement loans solve that problem by qualifying you on actual cash flow instead.
No tax returns required — income is calculated from 12 or 24 months of bank deposits instead of AGI on your 1040
Write-offs don't hurt you — the deductions that reduce your taxable income don't factor into qualification
Personal or business accounts — qualify using personal statements or business statements with an expense factor applied
Higher loan amounts available — no conforming limits on most bank statement programs
Primary, second home, and investment — available for various property types depending on the program
Self-employed business owners, freelancers, contractors, gig workers, consultants, and anyone whose tax returns significantly understate their actual income. If you've been told "no" by a traditional lender because of your income docs — let's look at this option.
Not sure which loan fits your situation? Here's a quick overview. Every situation is unique — reach out and I'll help you figure out the right fit.
| Loan Type | Min. Down | Min. Credit | Income Docs | PMI/MIP | Best For |
|---|---|---|---|---|---|
| VA Loan | 0% | 580+ | Standard | ✓ None | Veterans & active military |
| FHA Loan | 3.5% | 580+ | Standard | Required | First-time buyers, lower credit |
| Conventional | 3% | 620+ | Standard | Removable | Buyers with good credit |
| Jumbo Loan | 10-20% | 700+ | Standard | Varies | High-value homes above $806,500 |
| DPA Programs | 0-3% | 620+ | Standard | Varies | Limited savings, first-time buyers |
| DSCR Loan | 20-25% | 640+ | Rent roll only | ✓ None | Real estate investors |
| Bank Statement | 10-20% | 620+ | Bank stmts | Varies | Self-employed, business owners |
It depends on your credit score, income type, down payment, whether it's a primary residence or investment, and your financial goals. That's exactly why the first conversation with me matters — I look at your full picture and recommend what actually makes sense, not just what's easiest to process.
DPA programs are typically designed to work with FHA or conventional loans for primary residences. They're not available for investment properties, DSCR loans, or bank statement loans. Eligibility varies by program — let me research what's available in your area and for your situation.
Absolutely. Two years of self-employment history opens up conventional, FHA, VA, and bank statement loan options. If your tax returns show strong income, conventional or FHA often work well. If write-offs have reduced your reported income, bank statement loans are specifically designed for your situation. Don't count yourself out without talking to someone first.
It depends on your credit score and down payment. With 620+ credit and 5%+ down, conventional often wins on total cost because PMI can be removed. With 580–620 credit or less than 5% down, FHA typically makes more sense. I'll run a true side-by-side comparison for your specific numbers — not a generic answer.
The 2025 baseline conforming limit is $806,500 for most US counties. However California has many high-cost counties where limits are higher — up to $1,209,750 in areas like Los Angeles, San Diego, and the Bay Area. Anything above your county's limit requires a jumbo loan. I can tell you exactly what applies to your area.
Yes — typically 0.5% to 1.5% higher than conventional rates. This reflects the non-QM nature of the product. However for investors, the ability to qualify without W-2 income and scale a portfolio often outweighs the rate difference when the numbers work on the investment itself.
Tell me about your situation and I'll give you a straight, honest recommendation — no sales pitch, no pressure.