Loan programs
We work with more than 100 lenders and banks, so we can match the program to you rather than the other way around. Here’s what’s available — if you don’t see your situation, call (760) 429-7610.
Conventional loans
The most common way to finance a home. Terms of 10, 15, 20 and 30 years, with fixed rates or 1, 3 and 5-year adjustable options. A larger down payment and stronger credit usually earn better pricing, and mortgage insurance can be removed once you reach enough equity.
A good fit for
- Buyers with steady income and established credit
- Second homes and investment properties
- Refinancing out of an adjustable rate
Jumbo loans
For loan amounts above the conforming limit in your county — common across coastal San Diego, Orange and Los Angeles counties. We compare jumbo pricing across banks and portfolio lenders, which often varies more than conforming pricing does.
A good fit for
- Purchases in high-cost coastal markets
- Borrowers with significant assets
- Cash-out refinances on higher-value homes
FHA loans
Insured by the Federal Housing Administration, FHA loans allow a smaller down payment and are more forgiving of past credit events. Gift funds from family can cover the down payment. FHA loans carry mortgage insurance, which we will compare against conventional options so you see the full cost.
A good fit for
- First-time buyers
- Buyers rebuilding credit
- Down payment from a family gift
VA loans
Backed by the Department of Veterans Affairs, VA loans can finance a home with no down payment and no monthly mortgage insurance. We help you obtain your Certificate of Eligibility and walk you through the VA funding fee and exemptions.
A good fit for
- Veterans and active duty
- Eligible surviving spouses
- VA streamline refinances (IRRRL)
Home equity lines
A home equity line of credit (HELOC) or fixed second mortgage lets you access equity for renovations, tuition or debt consolidation while keeping a low rate on your existing first mortgage.
A good fit for
- Owners with a low first-mortgage rate
- Renovation and remodel projects
- Consolidating higher-interest debt
Bank statement and non-QM
Qualify using 12 or 24 months of bank statements, assets, or a profit-and-loss statement instead of tax returns. These alternative-documentation programs are built for business owners, 1099 earners and borrowers with complex income.
A good fit for
- Self-employed and business owners
- 1099 and commission earners
- Asset-based qualification
Investment property and DSCR
Debt-service-coverage (DSCR) loans qualify on the rent a property produces rather than your personal income. Available for single-family rentals and 2–4 unit buildings, including properties held in an LLC.
A good fit for
- Rental property investors
- Purchases in an LLC
- Growing a portfolio past conventional limits
Hard money and private money
Short-term financing secured by the property, approved mainly on the deal rather than your income. Hard money lenders and private investors can close in days, fund renovation draws, and finance properties banks decline. For non-owner-occupied, business-purpose property.
A good fit for
- Fix-and-flip and bridge loans
- Auction and time-sensitive purchases
- Properties that need major work
Multifamily and commercial
Financing for apartment buildings of five units or more, mixed-use and commercial property, through banks, agency lenders and private capital. We structure the request, package the property and borrower, and run it to multiple lenders.
A good fit for
- Apartment buildings
- Mixed-use and retail
- Owner-user business property
Mexico property financing
Financing for U.S. and Canadian citizens buying homes and condominiums in Mexico’s coastal markets — including Cancún, Tulum, Puerto Vallarta, Cabo and Baja California. We coordinate with the notary, fideicomiso trustee and closing team on both sides of the border.
A good fit for
- Vacation and retirement homes in Mexico
- Self-employed buyers (bank statement option)
- Purchases through a fideicomiso
Not sure which program fits?
Apply once and we’ll identify every program you qualify for, then walk you through the trade-offs.