Every path to financing, under one strategy.
Five ways we lend. Open any one to see every product available for it, and what each is actually for.
Start with what you're trying to do.
We work with multiple lenders across all of these, so the plan gets built around your situation — not the other way around.
01 Purchase Buying a home — your first, or your fifth.
Conventional
Fannie Mae / Freddie MacFollows Fannie Mae and Freddie Mac guidelines. Typically the strongest terms available with solid credit and fully documented income.
FHA
Government-backedLower down payment and credit requirements — a common fit for first-time buyers.
VA
Veterans & service membersFor eligible veterans and active-duty service members, often with no down payment required.
Bridge Loan
Buy before you sellShort-term financing to buy your next property before your current one sells, repaid from the sale proceeds. For when the timing doesn't line up.
Non-QM
Alternative documentationTwelve programs for income, credit, or property that doesn't fit a conventional box.
View all 12 Non-QM programs
Qualify on personal or business bank deposits instead of tax returns — built for self-employed borrowers.
Qualify on the property's rental income rather than your personal income.
Convert liquid assets — savings, investments, retirement — into a qualifying income figure.
Qualify on a CPA- or tax-preparer-signed profit & loss statement instead of full returns.
For contractors and gig-economy earners, using 1099 earnings instead of W-2s.
For borrowers without a Social Security number, using an Individual Taxpayer Identification Number.
For non-U.S. citizens buying in the U.S. without U.S. credit history or residency.
Lower initial payments, with an interest-only period before principal begins.
For a recent bankruptcy, foreclosure or short sale that doesn't yet fit conventional.
Loan amounts above conforming limits, underwritten with alternative documentation.
For condos that fall outside conventional warrantable-condo guidelines.
Asset-based short-term financing, approved primarily on the property's value.
02 Refinance Replacing a mortgage you already have.
Cash-Out Refinance
Access equityReplace your mortgage with a larger one and take the difference in cash — for debt consolidation, renovations, or freeing capital for another purchase. Your balance increases, and the new rate applies to the whole loan.
Rate & Term Refinance
Change the termsA different rate, a different length, or both. Used to lower a payment, shorten the term, or move off an adjustable rate.
Conventional, FHA & VA
Program typesThe same program types available on a purchase can be used to refinance, subject to each program's guidelines.
Non-QM Refinance
Alternative documentationThe full Non-QM lineup applies to refinances too — bank statement, DSCR, asset-based and more.
View all 12 Non-QM programs
Qualify on personal or business bank deposits instead of tax returns — built for self-employed borrowers.
Qualify on the property's rental income rather than your personal income.
Convert liquid assets — savings, investments, retirement — into a qualifying income figure.
Qualify on a CPA- or tax-preparer-signed profit & loss statement instead of full returns.
For contractors and gig-economy earners, using 1099 earnings instead of W-2s.
For borrowers without a Social Security number, using an Individual Taxpayer Identification Number.
For non-U.S. citizens buying in the U.S. without U.S. credit history or residency.
Lower initial payments, with an interest-only period before principal begins.
For a recent bankruptcy, foreclosure or short sale that doesn't yet fit conventional.
Loan amounts above conforming limits, underwritten with alternative documentation.
For condos that fall outside conventional warrantable-condo guidelines.
Asset-based short-term financing, approved primarily on the property's value.
03 Home Equity Borrowing against your equity, with your first mortgage left in place.
HELOC
Revolving line of creditA revolving line secured by your equity. Draw what you need during a set period and pay interest only on what you've used. Rates are usually variable, so the payment can move.
HELOAN
Fixed lump sumA home equity loan — one lump sum, repaid on a fixed schedule at a fixed rate. Less flexible than a line, but predictable from day one.
04 Construction Building new, or renovating, with funds released as the work progresses.
Ground-Up Construction
New buildBuild a property from the ground up, with funds released in stages as construction progresses.
Fix & Flip — Financed Construction
Purchase + rehabPurchase and renovation costs financed together, with funds released as rehab work is completed.
Fix & Flip — Non-Financed
Purchase onlyPurchase financing for investors covering renovation costs themselves.
05 Land Loan Buying the lot now, building later.
Land loans cover the purchase of a parcel on its own, separate from any build. A common first step when you've found the right lot but aren't ready to start construction — and they can be structured to transition into a ground-up construction loan when you are.