Loan programs
What we lend on.
The programs below are standard. The structure we build from them is individual to your situation. Figures are program maximums, not offers.
Our specialty
When the tax return doesn’t tell the whole story.
This is the work we are built for, and where most of our borrowers are. Founders, early employees, and self-employed borrowers get declined by lenders that know one way to document income — not because the borrower is weak, but because the paperwork is unfamiliar.
Alternative documentation
Whichever record tells the truth about your income.
Bank statements, a balance sheet, or a profit-and-loss — we qualify from the documentation that actually reflects how you earn, instead of the residual figure left on a return after legitimate write-offs. Substantial assets and a modest salary is a shape we underwrite every week.
Premier jumbo
Large balances, without the friction.
High-balance financing for high-value property, with the income analysis built in from the start rather than bolted onto a conforming process.
Foreign national
Bridging local financing to global borrowers.
For non-resident and non-citizen buyers purchasing in the United States, qualified on the documentation that exists in your home jurisdiction.
Investment & business purpose
Underwritten to the asset, not to you.
DSCR and business purpose lending qualified against the property’s own performance, removing the personal income calculation entirely.
Bridge & fix-and-flip
When the timing will not wait.
Short-term financing to buy before you sell, or to acquire and renovate — underwritten to the project and its exit rather than to personal income.
Interest-only
Payments matched to how income arrives.
For borrowers whose cash flow is lumpy rather than monthly — carry, distributions, bonuses, or a liquidity event on the horizon.
During an interest-only period the loan balance does not reduce, and the payment increases when that period ends. Business purpose loans are not consumer credit and are not subject to consumer mortgage disclosure requirements; occupancy and use are verified.
Agency programs
The full conventional and government shelf.
A straightforward loan is welcome here. Guidelines change, so treat these as a starting point and ask us where you actually land.
Conventional
Fannie Mae and Freddie Mac, conforming and high balance, fixed and adjustable. Up to 95% LTV on a primary residence, and 97% for eligible first-time buyers. Mortgage insurance comes off once you reach the equity threshold.
FHA
Government-insured, and the most forgiving widely available program on credit. Up to 96.5% financing, with paths available at lower scores. Mortgage insurance generally stays for the life of the loan.
VA
For eligible veterans, active duty, and surviving spouses. 100% financing on a purchase, no monthly mortgage insurance at any loan-to-value, and entitlement that can be restored and reused.
USDA
100% financing with no down payment in eligible areas. "Rural" is broader than most people expect — plenty of commutable California towns qualify. Household income limits apply.
Down payment assistance
Assistance layered over an FHA first lien, covering down payment, closing costs, or both. Notably, there is no cap on qualifying income.
Not sure yet?
Most borrowers do not arrive knowing which program fits, and the comparison between two of them is often worth real money. That is the conversation to have first.
All loans are subject to credit approval, property appraisal, program eligibility, and underwriting review. Program terms, availability, and guidelines are set by investors and government agencies and change without notice. Not all applicants will qualify. Nothing here is an offer of credit or a commitment to lend.
Get in touch
Not sure which one fits?
Tell us how you are paid and what you hold, and we will tell you which programs are live for you and what each one costs.