Loan Options That Actually Fit Your Life

Whether you’re self-employed, building credit, or buying for the first time—we offer mortgage options that flex with your reality, not against it.

From government-backed programs to creative alternatives, we’ll guide you toward the loan that supports your goals, not someone else’s bottom line.

Home loans for freelancers, founders, and side-hustlers

If you’re self-employed, a business owner, or living that freelance life, you already know—traditional mortgage paperwork doesn’t always tell your full financial story. That’s where Bank Statement Loans come in.

Instead of asking for W-2s or tax returns, these loans let you qualify based on the money flowing into your bank account. If you’ve got consistent deposits, we can work with that—even if your income isn’t “typical.”

Why Bank Statement Loans Might Work for You

  • No tax returns or W-2s needed
  • We use your monthly bank deposits to verify income
  • Flexible terms tailored to real-life cash flow
  • Competitive rates—even without a “traditional” job
  • Perfect for freelancers, creatives, consultants & small biz owners

 

Who This Loan Is For:

  • Self-employed folks with consistent deposits
  • Freelancers, consultants, and gig workers
  • Small business owners with tax write-offs
  • People with income that doesn’t fit a corporate mold

Start building equity before you qualify for a mortgage

Can’t get approved for a traditional loan yet? That doesn’t mean you have to keep renting. Our lease-to-own option—aka the Dream Builder program—lets you pick a home, move in, and start building equity right away.

Here’s the cool part: a government-approved entity buys the home for you, and you lease it with the goal of eventually owning it. You’ll have a fully amortized loan setup from the start, which means every payment reduces your balance and builds equity—just like a traditional mortgage.

Why Lease-to-Own Could Be Right for You

  • Choose the home you want 
  • Only 3.5% down (plus closing costs)
  • Build equity while you lease
  • Refinance into a traditional mortgage when you’re ready
  • Or sell the home later and keep the equity growth

 

Who This Is For:

  • You’re not mortgage-approved yet but want to stop renting
  • You’ve got a down payment saved up
  • You want to lock in a home now and grow into ownership
  • You’re building credit or recovering from past financial hurdles

This program is not affiliated with HUD or FHA and may result in higher overall finance charges if refinanced later.

Let’s talk through the details so you’re fully informed.

Home loans for people who don’t fit in a box

Not everyone has a 9-to-5, a perfect credit score, or two years of neatly filed tax returns—and that’s okay. Non-QM (Non-Qualified Mortgage) Loans are designed for buyers with non-traditional income, unique financial situations, or a history that doesn’t fit the typical lending mold.

These loans don’t follow the strict government-backed guidelines, but they do make homeownership possible for a whole lot of real people.

Why Go Non-QM?

  • No tax returns? Use bank statements instead
  • Self-employed, freelance, or inconsistent income? Still doable
  • Past credit bumps? No problem
  • Available for primary homes, rentals, or flips
  • Loans up to $2.5M—no mortgage insurance required
  • Can be made to family trusts or LLCs
  • Cash-out options up to $500,000 

 

Who Non-QM Loans Are For:

  • Self-employed buyers with income from multiple sources
  • Real estate investors, flippers, and landlords
  • Foreign nationals without U.S. credit history
  • Buyers with past bankruptcies or credit issues
  • People with assets but little documentable income
  • Anyone needing flexible terms outside the standard rules

 

What’s Needed to Qualify?

It depends! These loans use a more holistic approach. You might be asked for:

  • Bank statements
  • Asset or investment account statements
  • Business financials
  • Or other proof of ability to repay

 

Your credit, debt-to-income ratio, and overall financial picture still matter—but you’re not locked out just because you don’t check every traditional box.

Zero down. Low rates. And no, you don’t have to be a farmer.

USDA Loans are government-backed mortgages that make it easier to buy a home in rural or suburban areas—with no down payment required. They’re one of the most underrated paths to homeownership, especially if you’re open to buying just outside a city or in a smaller town.

You don’t have to be a farmer or live miles from civilization. Many communities qualify as “rural” under USDA guidelines—even some spots near major metro areas. 

Why People Love USDA Loans

  • $0 down payment (yep, seriously)
  • Low fixed interest rates
  • No prepayment penalty
  • Flexible credit requirements
  • Can be used to buy, build, refi, or even fix up a home

USDA Loan Myths (Busted)

  • Not just for farmers – Totally open to regular homebuyers 
  • Not limited to the middle of nowhere – Many “rural” zones are suburbs or commuter towns 
  • Not harder to get than other loans – In fact, USDA can be easier to qualify for than conventional 

Am I Eligible?

  • Your income falls under local USDA limits
  • The home is in a USDA-approved area (we’ll check for you!)
  • You’re planning to use it as your primary residence
  • You meet basic credit and income guidelines

If you want to buy without a down payment and you’re cool with a cozy neighborhood or a bit more space—this could be the most affordable option out there.

Check eligible zip codes here.

Help for when the biggest hurdle is just getting started

We get it—saving for a down payment can feel like an impossible mountain. But it doesn’t have to be. Our down payment assistance programs are here to bridge the gap so you can finally stop renting and start owning.

Whether you’re buying your first home or just need a little boost, there are real options that can make homeownership more affordable than you think.

What Is Down Payment Assistance?

Down payment assistance (DPA) programs help cover the upfront costs of buying a home—usually in the form of grants or special loans. Many are offered by local governments, nonprofits, or employer programs, and they’re designed to make homeownership more accessible.

 

Types of Assistance We Can Connect You With:

  • Grants: No repayment required—free money for your down payment or closing costs
  • Deferred Loans: Pay nothing until you sell, refinance, or pay off your mortgage
  • Forgivable Loans: Loans that disappear over time if you stay in your home
  • Second Mortgages: Low/no-interest loans that ease upfront costs
  • Employer Assistance: Some companies help employees buy homes near work 

 

Who Qualifies?

  • First-time buyers (or folks who haven’t owned in the past 3 years)
  • Buyers under certain income limits
  • Those purchasing a primary residence
  • Some programs may have minimum credit score requirements

Don’t worry—we’ll help you figure out which ones you qualify for.

 

How We Help

Navigating assistance programs can get confusing. That’s where we come in. We’ll guide you step-by-step, help with applications, and connect you to the best options based on your unique situation.

 

Ready to Own Without the Overwhelm?

Let’s talk down payment help. You might be closer to owning than you think.

Loans based on cash flow—not tax returns

DSCR Loans (Debt Service Coverage Ratio Loans) are designed for real estate investors who want to buy or refinance income-producing properties—without having to prove personal income the traditional way. These loans look at how much money your property makes, not how much you make on paper.

If you have solid rental income (even with write-offs that shrink your taxable income), DSCR loans let the property qualify for itself.

Why DSCR Loans Are a Game-Changer

  • No W-2s or tax returns needed
  • Perfect for investors, landlords, or side hustle pros
  • Buy or refi based on the property’s income, not yours
  • Great option if you take business deductions or write-offs
  • Use for single-family rentals, multifamily properties, or portfolio expansion 

 

How DSCR Loans Work

  • We calculate the Debt Service Coverage Ratio using your property’s rental income vs. its monthly mortgage cost
  • A DSCR of 1.25+ is usually considered strong (your property earns 25% more than it costs to finance)
  • If your numbers check out, you’re good to go—no income verification, no hoops 

 

DSCR Formula:

DSCR = Net Operating Income (NOI) / Debt Payments

If it’s above 1, the property brings in more than it costs—win. 

Who This Loan Is For:

  • Real estate investors
  • Landlords or those buying rental properties
  • Buyers who write off a lot on taxes and can’t “show” enough income
  • Anyone scaling their real estate portfolio without red tape

 

Looking to grow your cash-flowing empire without jumping through hoops? DSCR loans let the numbers do the talking.

Not a U.S. citizen? Not a problem.

Buying property in the U.S. as a non-citizen can feel complex—but it doesn’t have to be. Our Foreign National Loan Program makes it easier for international buyers to purchase or refinance a home, even without a U.S. credit score or residency status.

Whether you’re looking for a vacation home, investment property, or future residence, this program is designed to meet your needs—without all the red tape.

What Makes This Program Work

  • Available to non-U.S. citizens and foreign nationals
  • Up to 75% financing (loan-to-value)
  • Loan amounts from $100,000 to $750,000
  • Fixed or adjustable-rate options (10–30 year terms)
  • Self-employed buyers welcome
  • No prepayment penalties
  • Eligible for single-family homes, condos, and townhomes
  • Manual underwriting = flexibility

 

Need-to-Knows

  • Debt-to-income ratio up to 50%
  • Escrows for taxes and insurance are required
  • Seller concessions allowed (up to 6% at 65% LTV)
  • Assets can be used as income proof
  • Program available for both purchases and refinances

 

Whether you’re investing from abroad or planting new roots in the U.S., our Foreign National Loan program is built to help you make it happen—no green card or citizenship required.

Tried-and-true mortgage options for strong credit + stable income

Conventional loans are your classic mortgage—not backed by the government like FHA or VA loans, but still widely used and trusted. These are great if you’ve got a solid credit score, reliable income, and at least 5% saved for a down payment. Because you’re taking on more of the responsibility, you’ll often score better rates, fewer fees, and more flexible terms.

Why Go Conventional?

  • Lower interest rates if your credit is strong
  • Choose from a range of fixed or adjustable terms
  • Can be used for your home, a second property, or an investment

How Much Down?

You’ll usually need 5% to 20% down for a home purchase. Refinancing? Most lenders want at least 10% equity.

What Can You Buy?

  • Conventional loans work for: Single-family homes Condos (if they meet certain rules)
  • Duplexes, triplexes, or 4-unit properties
  • Primary homes, second homes, or even investment properties

Flexible financing for first-time buyers and real people with real credit

FHA loans are backed by the Federal Housing Administration, which basically means the government makes lenders more comfortable saying “yes”—even if your credit isn’t perfect or you’re still working on that down payment. This option is especially great for first-time buyers or anyone who needs a little more wiggle room to qualify.

Why FHA Might Be Right for You

  • Only 3.5% down (and it can be gifted)
  • Lower credit scores welcome
  • Better rates thanks to government backing
  • Programs exist to help avoid foreclosure if life gets hard
  • Great for first-time buyers or anyone starting fresh

 

What You’ll Need to Apply

We’ll walk you through everything, but here’s the general vibe:

Employment & Income:

  • 2 years of tax returns
  • Recent pay stubs
  • W-2s, 1099s, or profit & loss if self-employed 

Savings & Assets:

  • Recent bank statements
  • Info on retirement/investment accounts (if any) 

Personal Docs:

  • ID + Social Security card
  • Divorce/alimony docs if they apply
  • Green card or work permit (if not a citizen) 

FHA Loan Basics

  • At least 2 years of steady work history
  • 3.5% minimum down payment
  • Monthly payment should be around 30% of your income
  • 2-year wait after bankruptcy / 3 years after foreclosure
  • Available for primary homes only (no investment properties)
  • Can be used on houses, condos, modular homes, and 2–4 unit properties

Homeownership benefits for those who’ve served

VA loans are backed by the U.S. Department of Veterans Affairs and are designed to make buying or refinancing a home easier for eligible service members, veterans, and surviving spouses. The best part? You can buy with zero down, no private mortgage insurance (PMI), and some of the most favorable terms out there.

If you’ve served, this is one of the biggest perks available to you—no fluff, no nonsense. 

Why VA Loans Rock

  • $0 down payment required
  • No PMI—ever
  • Lower rates and easier qualification
  • Sellers can cover your closing costs
  • Refinance up to 100% of your home’s value
  • Disabled veterans may be exempt from the funding fee

 

Who’s Eligible?

You may qualify for a VA loan if:

  • You served 90 days during wartime or 181 days during peacetime
  • You served 6 years in the Reserves or National Guard
  • You’re the spouse of someone who died in the line of duty
  • You currently receive VA disability benefits

 

What’s the VA Funding Fee?

It’s a one-time fee paid to the VA so they can guarantee your loan.

The fee ranges from 1.25% to 3.3% depending on your military status, whether it’s your first use, and how much you put down. 

Good to know:

  • You can roll the funding fee into your loan
  • Disabled veterans are often exempt

 

Other Costs?

Yes—standard closing costs like appraisal, title, and escrow still apply. But sellers can cover all or part of those, depending on the deal.

Build it. Renovate it. Make it yours.

Thinking about building your dream home or transforming a fixer-upper? A construction loan gives you the funding to bring that vision to life—from the ground up. Unlike a traditional mortgage, which gives you a lump sum, construction loans release money in stages as the work gets done. 

How Construction Loans Work

  • Funds are paid out as the project progresses
  • You’ll make interest-only payments during the build
  • When construction is done, your loan becomes a regular mortgage
  • Used for new builds or major renovations 

 

Construction vs. Traditional Mortgage

 Construction LoanTraditional Mortgage
PurposeBuild or renovateBuy existing homes
Payment StyleFunds released in stagesFull amount at closing
PaymentsInterest-only during constructionPrincipal + interest from day one
AppraisalBased on future valueBased on current value
MortgageConverts after buildAlready in place

 

Types of Construction Loans

  • Construction-to-Permanent: One loan covers both the build and the mortgage
  • Stand-Alone Construction: Separate loan for building, then refinance after
  • Renovation Loan: Covers major upgrades plus purchase or refi

What You’ll Need

  • Solid credit
  • Detailed construction plans + budget
  • Proof of income
  • A licensed contractor
  • A down payment or equity in the project

 

Whether you’re building from scratch or breathing new life into a space—construction loans can turn your Pinterest board into a real address.

Big dreams? Bigger loan. No problem.

If you’re eyeing a high-value home that’s above conventional loan limits, a Jumbo Loan can help you level up—without cashing out all your savings. Whether it’s your dream residence or a smart investment property, Jumbo Loans are made for buyers who want more room, more value, and more flexibility.

Why Jumbo Loans Might Be Right for You

  • Buy beyond conventional loan limits
  • Smaller down payments than you’d expect
  • Competitive interest rates on large loan amounts
  • Custom loan terms to fit your long-term plans
  • Great for primary homes, vacation homes, or investments
  • Keep your cash free for other investments 

 

Who Jumbo Loans Are For:

  • Buyers purchasing luxury or high-end properties
  • Investors targeting high-value markets
  • Entrepreneurs or professionals with strong income
  • Anyone looking for custom, flexible loan solutions 

 

What Makes It Different?

Unlike conventional loans, Jumbo Loans aren’t capped by conforming loan limits. They require strong credit, income, and financial reserves—but offer way more freedom in the type and size of property you can buy. And no, it’s not just for millionaires. You’d be surprised how many buyers qualify for jumbo financing.

Ready to Apply?