Find the mortgage program that fits your situation
FHA, conventional, 1099 and bank statement, DSCR and investment, hard money, renovation and refinance loans. See who each one is for, then open its page for requirements and common questions.
Which mortgage program is right for me?
The right program depends on four things: how you earn and document your income, your credit and down payment, the type of property, and how you will use it. As a broker we can compare several programs and lenders for the same file. The table below shows who each program fits best, and a short call tells you which ones you qualify for.
Talk it through with a licensed loan officer. No credit pull to ask questions. NMLS # 226100.
- Buying your first home
- FHA or conventional
- Self-employed or paid on 1099
- 1099 and bank statement loans
- Buying a rental or Airbnb
- Investment property and DSCR loans
- Flipping or closing fast
- Hard money loans
- Remodeling your home
- Home improvement refinance
- Lowering a payment or using equity
- Refinance and home equity line of credit
All loan programs at a glance
Open any program for requirements, a comparison of its options and answers to common questions.
FHA Loans Specialty
Best forFirst-time buyers and anyone rebuilding credit
Why it helpsAs little as 3.5% down with a 580+ credit score, and gift funds allowed
FHA details1099 & Self-Employed Specialty
Best forBusiness owners, contractors, gig and commission earners
Why it helpsQualify with bank statements or 1099s when tax returns understate income
Self-employed loansInvestment Property Specialty
Best forAirbnb hosts, landlords and portfolio investors
Why it helpsDSCR options qualify on the property's rent, not your personal income
Investor loansHard Money Loans Specialty
Best forFlips, auction buys and time-sensitive closings
Why it helpsShort-term funding based mainly on the property's value
Hard moneyHome Improvement Refinance Specialty
Best forHomeowners planning a remodel, roof, pool or hurricane upgrades
Why it helpsUse your equity through a cash-out refinance or renovation loan
Renovation refiConventional Loans
Best forBuyers with steady income and good credit
Why it helpsDown payments from 3%, and mortgage insurance can be removed later
ConventionalRefinance & Line of Credit
Best forLowering a payment, dropping PMI or tapping equity
Why it helpsRate-and-term, cash-out or a home equity line, compared side by side
Refinance optionsThree questions that narrow it down
Answer these and the list of programs that fit usually drops to one or two.
How do you document income?
W-2 earners usually fit conventional or FHA. Self-employed borrowers whose tax returns show less than they earn may do better with bank statement or 1099 programs.
How much can you put down?
FHA starts at 3.5% down and conventional at 3% for eligible buyers. Investment property and hard money loans usually need more.
How will you use the property?
A primary home, second home, long-term rental, short-term rental or flip each points to different programs and pricing.
From first call to closing, step by step
Tell us your goal
A short call or form about your income, credit, timeline and the property.
Compare programs
We line up the programs and lenders that fit and explain rate, payment and cash to close.
Apply securely online
Complete the application from your phone or computer and send documents as we ask.
Close with confidence
We coordinate with your agent, title and insurance through closing.
Questions about choosing a loan program
Straight answers. If yours isn't here, call or send it through the form below.
Can I qualify for more than one loan program?
Often, yes. Many borrowers fit two or three programs. We compare them side by side on rate, payment, mortgage insurance and cash to close so you can pick the one that fits best.
What is the difference between an FHA and a conventional loan?
FHA loans allow lower credit scores and 3.5% down, but carry mortgage insurance that usually lasts for the life of the loan. Conventional loans need stronger credit, start at 3% down for eligible buyers, and their mortgage insurance can be removed later.
Which loan is best if I am self-employed?
If your tax returns show your full income, conventional or FHA may work. If write-offs lower your taxable income, bank statement or 1099 loans can qualify you on your deposits or 1099s instead.
Is a DSCR loan the same as a hard money loan?
No. A DSCR loan is a longer-term investor mortgage that qualifies on the property's rent. A hard money loan is short-term, asset-based funding for flips and fast purchases, and is usually refinanced or paid off when the property sells.
Can I change loan programs after I apply?
Yes, if your situation or the property changes. Switching can mean new disclosures and some new documents, so it is best to talk through the options before you apply.
Not sure which program fits?
Tell us about your income, the property and your timeline. We'll call you back with the programs that fit and what each would cost.
- Phone
- (239) 634-6685
- Serving
- Cape Coral, Fort Myers and Southwest Florida
- NMLS
- Company 2371310 · Loan Officer 226100
