Loan programs
The right structure matters more than the rate.
Conventional
Fannie Mae & Freddie Mac loans for purchase and refinance
The most common mortgage in America. Down payments from 3% for eligible first-time buyers, mortgage insurance that cancels as you build equity, and pricing that rewards strong credit.
- Min. down
- 3%*
- Min. credit
- 620
- MI
- Cancels at 78–80% LTV
- Terms
- 10–30 yr fixed, ARMs
FHA
Flexible credit and 3.5% down, purchase and streamline refinance
Government-insured loans with flexible credit and debt-to-income guidelines. A strong option for first-time buyers and borrowers rebuilding credit.
- Min. down
- 3.5%
- Upfront MIP
- 1.75%
- Annual MIP
- 0.15–0.75%
- Seller credit
- Up to 6%
VA
0% down for veterans, service members and eligible spouses
Guaranteed by the Department of Veterans Affairs: no down payment, no monthly mortgage insurance, and competitive rates. Includes IRRRL streamline and cash-out refinances.
- Min. down
- 0%
- Monthly MI
- None
- Funding fee
- 0.5–3.3%
- Exempt
- Disability rating
Jumbo
Loan amounts above the conforming limit — purchase and refinance
Financing above the conforming loan limit for higher-priced homes, with fixed and ARM options, interest-only structures and flexible reserve requirements from multiple investors.
- Min. down
- 10–20%
- Loan amounts
- To $3M+
- Min. credit
- 680–720
- Reserves
- 6–24 months
1031 Exchange Financing
Replacement-property financing on the exchange clock
Investors completing a 1031 like-kind exchange need financing that closes within the 45-day identification and 180-day exchange windows. We coordinate with your qualified intermediary to close on time.
- ID window
- 45 days
- Close by
- 180 days
- Programs
- Conventional, DSCR, commercial
- Min. down
- 15–25%
Physician Loans
Low or no down payment for doctors, without PMI
Designed for physicians, dentists and other medical professionals: financing up to 100% with no PMI, student-loan-friendly underwriting, and closing on a signed employment contract.
- Down
- 0–10%
- PMI
- None
- Student loans
- Flexible treatment
- Income
- Future contract OK