Five programs. Each priced across multiple lenders.
Because we broker wholesale, multiple lenders price your scenario instead of one bank. Below are the programs we write most, who each one fits, and the fine print worth knowing before you apply.
Conventional
The most common mortgage: 10–30 year fixed terms with down payments starting at 3%. Our job here is making sure you don't pay retail pricing. We price your file with multiple lenders and show you the rate, points and fees side by side.
Conforming loan limits are set county by county, so two zip codes a few miles apart can have different limits. In high-cost counties, a high-balance conventional loan goes above the standard limit, and it can price differently from a standard conforming loan. With median prices in our markets now close to these limits, knowing exactly where your loan lands can change which program you use and the rate you pay.
With less than 20% down, PMI applies. We'll show you what it costs each month and when it comes off, before you commit.
Good fit: W-2 buyers and refinancers with documented income who want the most competitive pricing on the market's standard product.
Jumbo
For loans above the conforming and high-balance limits, which covers most of the Westside from Long Beach to Malibu and many coastal markets in Colorado and Florida. Jumbo pricing varies widely between lenders, so shopping it across several makes a real difference.
We often find jumbo rates close to conventional, including jumbo FHA/VA structures that many retail banks don't offer. Some of our jumbo programs need no reserves at all, and our super jumbo goes up to a $5M loan amount.
Good fit: buyers in high-cost areas where a conforming loan doesn't go far enough, and anyone whose bank quoted a jumbo rate that seemed high.
FHA & VA
Lower down payments and more flexible credit, backed by the government. FHA loans carry mortgage insurance. VA loans carry a funding fee unless you're exempt, for example if you receive VA disability compensation. We walk through those costs before you commit.
Already have an FHA or VA loan? The FHA Streamline and the VA IRRRL refinance with no appraisal and no income verification, which makes lowering your rate far simpler.
Good fit: first-time buyers building toward 20%, veterans and active-duty service members, and borrowers whose credit scores get expensive pricing on conventional loans.
DSCR
Qualify on the property's rent instead of your personal income, with no tax returns or W-2s. If the rent covers the mortgage payment and expenses, the loan can work. We price DSCR loans with specialty lenders, including standard, expanded, no-ratio and interest-only options.
Try the DSCR calculator first. It shows the coverage ratio, cap rate and which programs fit, before you talk to us.
Good fit: rental-property investors scaling a portfolio, and investors whose tax returns show less income than their properties produce.
Bank Statement
If you run a business and take write-offs, your tax returns can understate what you earn. Bank-statement programs qualify you on 12 or 24 months of deposits instead, using either business or personal bank statements. Many banks don't offer them.
Good fit: business owners, contractors, and 1099 earners whose write-offs make conventional underwriting undervalue them.
Talk it through on a 15-minute call.
Bring your scenario and we'll tell you which program fits, what it will cost, and whether now is the right time. No application and no credit pull.