Loan Options

Finding the right loan isn’t about the lowest rate—it’s about the right structure. Side-by-side comparisons so you can choose with confidence.

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Purchase

First-Time Buyer Guidance

Common options and guidance for new buyers.

Low down payment options (3%–3.5%)
Conventional and FHA programs
Upfront plan for payment and cash to close
Clear next steps toward full pre-approval

Conventional Loans

Standard mortgages for qualified buyers with strong credit and stable income.

Down payment options (as low as 3%)
PMI options when putting less than 20% down
Great fit for strong credit and stable income

FHA Loans

Government-backed option with flexible guidelines—often a good fit for first-time and credit-rebuilding buyers.

3.5% down option (with qualifying)
More flexible credit guidelines
Helpful for first-time and rebuilding-credit buyers

VA Loans

Loans for eligible veterans, active-duty military, and qualified spouses with excellent terms.

0% down option for eligible borrowers
No monthly mortgage insurance (MI)
Strong offer positioning and flexibility

USDA Loans

Eligibility is based on location and income.

0% down for eligible buyers
Flexible credit guidelines
Available for eligible areas (by address)

Jumbo Loans

For loan amounts above conforming limits for higher-priced homes.

Loan amounts above conforming limits
Often require stronger credit and reserves
Fixed-rate and adjustable-rate options

Bank Statement Loans

Alternative documentation option for self-employed or non-traditional income.

Qualify using bank deposits/cash flow (instead of tax returns)
Designed for self-employed borrowers
Flexible income calculation methods
Built for borrowers with strong cash flow

Bridge Home Loans

Short-term financing to help you transition between homes.

Access equity before selling your current home
Helps you buy before you sell
Typically interest-only, short-term loans
Smooths the move without timing pressure

Construction Home Loans

Financing for building or renovating a home.

Covers land, materials, and labor costs
Interest-only payments during construction
Can convert to permanent financing at completion
Flexible terms for custom home projects

Investor Cash Flow (ICF) Loans

Investment property financing based primarily on the property’s cash flow.

Qualify primarily using rental income (DSCR)
Personal income documentation may be reduced (varies by program)
Available for many investment property types
Often a strong fit for portfolio-focused investors

Rehab Loans

Financing that may combine purchase and renovation into one loan.

Combine purchase price and renovation costs
Options with low down payments (program-dependent)
Fixed-rate and adjustable-rate options
Great for fixer-uppers and remodel projects

Fix & Flip Home Loans

Short-term financing for investors purchasing properties to renovate and resell.

Purchase and rehab financing options
Interest-only payment options may be available
Built for faster timelines than traditional mortgages
Common for short-term resale strategies

HELOC Home Loans

Unlock the value in your home with a flexible home equity line of credit.

Access funds as needed
Interest-only payment options may be available
Revolving line of credit structure
Common for home improvements or large expenses

Reverse Mortgage (HECM)

Convert a portion of your home equity into cash flow or reserves in retirement.

No monthly mortgage payment (while you meet program obligations)
Access proceeds as cash or a line of credit
Must maintain taxes, insurance, and the home
Available to homeowners typically age 62+

HECM for Purchase (H4P)

Buy a new primary residence using a reverse mortgage structure.

Purchase a new primary residence
No monthly mortgage payment (while you meet program obligations)
Larger down payment required (varies by age and home price)
Must maintain taxes, insurance, and the home

Refinance

Replace your current mortgage to improve your terms or structure.

Lower your interest rate or payment
Shorten or extend your loan term
Switch between fixed and adjustable rates
Remove PMI (when eligible)

Cash-Out Refinance

Access home equity for specific financial goals.

Receive cash for home improvements
Consolidate high-interest debt
Cover education or medical expenses
Build cash reserves for planned needs

VA Loan Refinance

There are two main ways to refinance your VA loan.

Interest Rate Reduction Refinance Loan (IRRRL)
Cash-out refinance to access equity
Lower payments or secure better terms
No monthly mortgage insurance required