Purchase & Refinance Loan Options

FHA loans are the most accessible government-backed mortgage program for borrowers with lower credit scores. With a minimum score of 580 and a down payment of 3.5%, FHA offers a viable path to homeownership for borrowers who have experienced credit challenges in the past. Scores between 500 and 579 may still qualify with a higher down payment — contact us to discuss your specific situation.

VA loans offer some of the most flexible credit requirements of any mortgage program — and for veterans who have served, there is no better starting point regardless of credit history. While we require a minimum score of 600, the VA program's manual underwriting options and flexible guidelines make it accessible to borrowers who may not qualify elsewhere. If you've served your country, this program is worth exploring before assuming you don't qualify.

USDA loans have no minimum credit score requirement when the loan receives an underwriting approval. For borrowers in eligible rural and suburban areas who have limited credit history or past credit challenges, USDA can be a viable path to 100% financing when other programs are unavailable. If the property qualifies and your income meets program guidelines, credit score alone is unlikely to be the barrier.

FHA loans require as little as 3.5% down for borrowers with a credit score of 580 or higher — one of the lowest down payment thresholds available on a standard purchase loan. For a $300,000 home that's $10,500 down, making FHA one of the most accessible entry points to homeownership for buyers who haven't had years to accumulate savings.

The VA loan is the only standard mortgage program that offers 100% financing with no down payment requirement and no monthly mortgage insurance. For eligible veterans and service members, this is the most powerful low down payment option available — bar none. If you've served and you're buying a home, this is where the conversation starts.

USDA loans offer 100% financing with no down payment for borrowers purchasing in eligible rural and suburban areas. If the property and your income meet program guidelines, USDA delivers one of the lowest total cost of ownership paths available for buyers who qualify. Combined with no monthly mortgage insurance requirement, the monthly payment on a USDA loan is often lower than comparable FHA or conventional financing.

Down payment assistance pairs directly with an FHA loan to cover both your down payment and closing costs — reducing your out of pocket at closing to as little as nothing. For borrowers who meet the income and credit requirements, this is the most direct path to homeownership with minimal upfront investment. The assistance is structured as either a forgivable second that goes away over time or a repayable second with favorable terms depending on your situation.

FHA refinance options include both rate and term refinances and the FHA Streamline — one of the most efficient refinance paths available for borrowers already in an FHA loan. The Streamline requires minimal documentation and no new appraisal in most cases, making it a fast and cost-effective option when rates drop. For borrowers looking to move from FHA to conventional and eliminate mortgage insurance, we can evaluate both paths and recommend the right approach for your situation.

VA refinance options include the Interest Rate Reduction Refinance Loan (IRRRL) — commonly called the VA Streamline — and the VA cash-out refinance. The IRRRL is one of the fastest and most straightforward refinance products available, requiring minimal documentation and no appraisal in most cases. The cash-out option allows eligible veterans to access up to the full value of their home — making it one of the most powerful equity access tools available to those who qualify.

Conventional refinancing offers the broadest set of options for borrowers looking to lower their rate, change their loan term, or access equity. Available for primary residences, second homes, and investment properties, conventional refinancing works across a wide range of loan amounts and property types. Borrowers currently in an FHA loan with sufficient equity may benefit from refinancing to conventional to eliminate mortgage insurance permanently — we'll run the numbers on both options and show you which delivers better long-term value.

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For borrowers with loan amounts above conforming limits or income structures that don't fit standard documentation requirements, our expanded prime refinance program offers flexible qualification and competitive terms. Bank statement, 1099, P&L, and full doc options are available across primary residences, second homes, and investment properties. If you've been told you don't qualify for a conventional refinance due to income documentation, this is the program worth exploring next.

USDA offers a streamlined refinance option for existing USDA loan borrowers looking to lower their rate without the full documentation requirements of a standard refinance. Property and income eligibility requirements still apply and the property must remain in a USDA-eligible area. If you're currently in a USDA loan and rates have improved since you closed, this is worth evaluating — we'll compare the USDA streamline against a conventional refinance and show you which delivers better terms for your situation.

FHA cash-out refinancing allows borrowers to access the equity in their primary residence — consolidating debt, funding home improvements, or covering major expenses. Available for owner-occupied properties only, the FHA cash-out program offers flexible credit requirements and is a viable option for borrowers who don't yet have the credit profile or equity position to qualify for a conventional cash-out. If you're currently in an FHA loan and have built meaningful equity, this may be your most accessible path to putting that equity to work.

The VA cash-out refinance is one of the most powerful equity access tools available — eligible veterans can refinance up to 100% of their home's value, making it possible to access equity that would be out of reach under conventional or FHA programs. Available for both existing VA loans and non-VA loans being refinanced into a VA product, this program gives veterans maximum flexibility to put their home equity to work — whether that's consolidating debt, funding a renovation, or covering a major expense.

Conventional cash-out refinancing is available for primary residences, second homes, and investment properties — making it the most flexible cash-out option across occupancy types. Whether you're consolidating debt, funding a renovation, or pulling equity from an investment property to fund your next acquisition, conventional cash-out delivers competitive terms for borrowers with strong credit and sufficient equity. For borrowers currently in an FHA loan with 20% or more equity, refinancing to a conventional cash-out also eliminates mortgage insurance permanently.

For cash-out transactions above conforming loan limits or borrowers with non-standard income documentation, our expanded prime program provides access to equity without the restrictions of agency programs. Bank statement, 1099, P&L, and full doc options are available across primary residences, second homes, and investment properties. If a conventional cash-out isn't available due to loan amount or income documentation, this is the program that fills the gap — competitive terms without requiring you to fit a standard qualification box.

Our home equity loan program provides a standalone second mortgage for borrowers looking to access equity in a primary residence or second home without refinancing their first mortgage. Unlike a cash-out refinance that replaces your existing loan entirely, a home equity loan sits behind your first mortgage and leaves your existing rate and terms intact. Full doc and bank statement documentation options are available, making this accessible for borrowers with non-standard income structures who have built meaningful equity in their property.

DSCR loans qualify based on the property's rental income relative to its debt obligations — not your personal income, employment history, or tax returns. If the property generates sufficient cash flow to cover the mortgage payment, you may qualify regardless of how your personal finances are structured. Ideal for self-employed investors, portfolio builders, and borrowers whose personal DTI makes additional conventional financing difficult. Short-term rental income is eligible, making this program well suited for Airbnb and vacation rental investors as well as long-term buy and hold strategies.

The DSCR second mortgage allows investors to access equity from an existing investment property without disturbing the first mortgage — preserving a favorable rate on the primary loan while still putting equity to work. This is particularly valuable for investors who locked in a low rate on their first mortgage and don't want to refinance into current market rates just to access equity. Qualifies on rental income rather than personal income, consistent with the DSCR program structure.