Loan programs
Every program below is one we actually write. If your situation does not fit neatly into any of them, that is usually the conversation worth having rather than a reason it will not work.
- Bank Statement Loans — Self-employed and your tax returns understate what you earn? Qualify on 12 or 24 months of deposits instead. How the 50% expense factor works and how a CPA letter can beat it.
- Conventional Loans — Down payments from 3%, mortgage insurance that comes off at 20% equity, and the option to qualify on your assets instead of your income.
- Buying a Home With No Credit Score — Yes. Conventional, VA, and FHA loans can all be approved without a credit score using documented non-traditional credit. Here is what each one requires.
- 1099 Income Loans — Paid on 1099s? We count 90% of your 1099 income, with just one year of self-employment and as little as 10% down. No tax returns required.
- FHA Loans — FHA allows a 500 credit score with 10% down. Most lenders will not go there. We do. Down payment assistance available from 580.
- Down Payment Assistance — 2%, 3.5%, or 5% toward your down payment. One option is an outright grant with no repayment and no lien. No first-time buyer requirement.
- Physician Loans — Physician loans with 0% down, no mortgage insurance, and student loans left out of your debt ratio in residency. Who qualifies and when it beats conventional.
- USDA Loans — Zero down payment financing across Georgia, Alabama, and our whole footprint. Eligibility is set by exact address, and more places qualify than people expect.
- VA Home Loans — No down payment, no mortgage insurance, and no required escrow account. Down to a 580 score, or no credit score at all through non-traditional credit.
- Jumbo Loans — Borrow up to $3 million with no mortgage insurance at any loan-to-value, including 90%. What jumbo actually requires and where the thresholds sit.
- The Homeowner Accelerator — A line of credit that replaces your mortgage instead of sitting behind it. Buy, refinance, or access equity, with no escrow account and interest calculated daily.
- HELOC and Home Equity Loans — Both let you borrow against your equity while keeping your current mortgage. One is a line you draw from, the other a fixed lump sum. How to choose.
- Second Home Financing — Buying a beach place or lake house? 10% down, and one thing about the rate that surprises almost everyone.
- Short-Term Rental Loans — Financing a short-term rental on the Florida panhandle or Alabama Gulf Coast. Two ways to count rental income, and no tax returns required.
- Investment Loans With No Credit Score Requirement — An investment loan with no credit score requirement, no minimum debt service ratio, and no waiting period after bankruptcy. Up to 55% of value.
- Fix and Flip Loans — Finance up to 100% of the purchase price and the renovation, as long as the total stays within 75% of the after-repair value. No income documentation.