Loan programs

Loan programs, and where each one actually fits

Purchase, refinance, investment, FHA and VA, plus renovation financing and home equity. What follows is what each is designed to do and what it asks of you — not a rate sheet or a promise of approval.

Purchase loans

For buyers financing a primary residence, a second home, or a new build. The right structure usually depends on how long you plan to keep the home, how much cash you want to hold back, and how you want the payment to feel in the first few years versus later.

Down payment requirements vary by program and are confirmed for your specific scenario.
Fixed and adjustable structures explained side by side rather than one at a time.
Cash needed at closing is discussed alongside the monthly payment, not after it.
A first conversation does not require sensitive documents through this website.

Refinancing

For homeowners reviewing the loan they already have. Refinancing is worth considering when it improves something specific — the monthly payment, the length of the loan, or access to equity — and when the savings outlast the costs.

Payment reduction scenarios, including what the new term does to total interest.
Term reduction: what a shorter loan costs each month and what it saves overall.
Cash-out refinancing and how accessing equity changes the loan and the risk.
Break-even analysis: how many months of savings it takes to cover closing costs.

Second liens and home equity

For homeowners who want to use the equity they've built without disturbing the loan they already have. A line of credit, a fixed-rate second mortgage, or a cash-out refinance — each one trades payment size against total cost.

Open the home equity calculator

A second lien leaves your first mortgage's rate and term exactly where they are.
A cash-out refinance replaces the first loan and reprices the whole balance.
Second liens and equity lines lend up to 90% of the home's value, depending on the scenario.
Payment, interest cost and closing costs compared side by side.

Investment property financing

For rental properties and multi-unit buildings. Investment loans are underwritten differently from a primary residence: the property's income matters as much as yours, and reserves carry more weight.

Rental income and how it is treated in qualifying for the loan.
Cash reserves, down payment expectations, and how they differ from a primary home.
Property-level numbers: rent coverage, expenses, and vacancy assumptions.
Ownership structure considerations, subject to program guidelines.
Investment property DSCR second liens and equity lines are also available.

FHA loans

Government-insured financing built around a 3.5% down payment and more forgiving credit guidelines than conventional. The trade is mortgage insurance that works differently from PMI, and it is priced into our FHA calculator.

Open the FHA calculator

3.5% minimum down — or 100% financing when documented down payment assistance covers it.
An upfront premium of 1.75%, normally financed, plus an annual premium in the payment.
Above 90% loan-to-value the annual premium stays for the life of the loan.
Primary residences only, and the loan has to fit the county limit.

VA loans

Financing for eligible veterans, active-duty service members and surviving spouses. With full entitlement there is no down payment and no monthly mortgage insurance — the one-time funding fee is the whole trade.

Open the VA calculator

Zero down with full entitlement.
No monthly mortgage insurance at any loan-to-value.
Funding fee of 2.15% on a first use at zero down, 3.3% on a later one, waived for a service-connected disability.
Primary residences only, with the VA's own appraisal and property requirements.

Alternative income loans

For self-employed borrowers whose tax returns understate what the business actually earns. Income is documented from bank statements, 1099s, profit-and-loss statements, or assets instead of two years of returns.

Offered in Georgia and Florida for primary residences, second homes, and investment properties.
Bank statement programs: income read from business or personal statements.
1099 and profit-and-loss documentation for contractors and business owners.
Asset-based income for borrowers with real reserves but little reported income.

ITIN loans

Financing for borrowers who file taxes with an Individual Taxpayer Identification Number instead of a Social Security number. Underwritten like a standard loan, with the documentation set built around ITIN status.

No Social Security number required — an ITIN and valid identification instead.
Income, credit, and reserves documented under the program's own guidelines.
Down payment and property requirements confirmed for your scenario.
Ask which occupancies and property types are eligible.

Doctor Loan Program — 100% financing

Zero-down financing for physicians and other qualifying clinicians, built around where a medical career is going rather than how many years of income history you have.

Up to 100% financing, so no down payment on a qualifying purchase.
Student loan balances handled under the program's own treatment.
Written for residents, fellows, and early-career physicians.
Eligibility, loan limits, and eligible property types confirmed case by case.

Investor and short-term financing

For investors who need speed and a decision driven by the property and the exit rather than a long income file: hard money, fix and flip, ground-up construction, and bridge loans.

Hard money loans underwritten on the property and the exit, not your tax returns.
Fix and flip: purchase and renovation funds in one short-term loan.
Ground-up construction: land and build costs, drawn as the project progresses.
Bridge loans to buy before you sell, or to close quickly and refinance later.

Other programs

Renovation and construction financing, alongside everything above.

Construction-to-permanent and renovation structures — for primary residences and second homes under conventional loan limits. Also offering renovation loans on FHA and VA for primary residences.

Important: program availability, eligibility, and terms are confirmed case by case and are subject to change. Nothing on this page is an offer to lend, a commitment to extend credit, or a statement that a program is available in your state.

Where we lend

Primary, second homes & investment: Georgia and Florida
Investment property DSCR loans: Every state except Missouri and Massachusetts

Tell us the state and the property type and the checker on the home page answers instantly, before you spend any time on anything.

Not sure which program fits?

Tell us what you're trying to do — buying, refinancing, or investing — and we'll explain which structures are worth comparing, and why.

Request information Explore loan programs