Loan programs

Every loan I offer, in plain English.

As a broker and lender, I can shop your loan across many lenders. That's how I find a yes when a bank says no. Here's what's on the menu.

Conventional FHA VA USDA Jumbo Self-employed Non-QM Renovation Investor HELOC

Most common

Conventional

Loans that follow Fannie Mae and Freddie Mac guidelines. Good credit gets the best pricing, and mortgage insurance can be removed once you reach enough equity.

As little as 3% down for qualified first-time buyers
Primary homes, second homes and rentals
Mortgage insurance can come off later

Great for: buyers with steady income and solid credit.

Flexible credit

FHA

Government-insured loans with more flexible credit and debt guidelines. A favorite for first-time buyers.

Down payments as low as 3.5%
Gift funds allowed for the down payment
Can pair with Florida down payment assistance

Great for: first-time buyers and anyone rebuilding credit.

For those who served

VA

A benefit earned by eligible veterans, active-duty service members and some surviving spouses.

Often no down payment required
No monthly mortgage insurance
Refinance options, including cash-out

Great for: veterans and service members. Thank you for your service.

Zero down

USDA

Government-backed loans for homes in eligible rural and suburban areas, and there are more eligible areas around Central Florida than people expect.

No down payment for eligible borrowers
Household income limits apply
Property must be in an eligible area

Great for: buyers looking a little outside the city.

Bigger homes

Jumbo

For loan amounts above the conforming loan limit in your county.

Primary homes, second homes and some rentals
Fixed and adjustable options
Non-QM jumbo options for self-employed buyers

Great for: higher-priced homes and waterfront properties.

Self-employed

Bank statement loans

Your tax returns show your write-offs, not what you actually earn. Bank statement loans use 12 or 24 months of deposits to calculate income.

Personal or business bank statements
1099 and P&L-only options available
Purchase and refinance

Great for: business owners, contractors, 1099 workers and gig earners.

When the box doesn't fit

Non-QM

Loans outside standard agency rules, for borrowers with unique income, recent credit events, foreign national status or high assets but low income.

Asset-depletion and asset-based income
Options after a recent credit event
Foreign national and ITIN programs

Great for: anyone told "no" because their situation didn't fit the template.

Buy and fix

Renovation & construction

Roll the cost of repairs or upgrades into your mortgage, or finance a new build from the ground up.

FHA 203(k) and conventional renovation loans
One-time close construction loans
Great for homes that need work

Great for: buyers who see potential where others see a project.

Investors & equity

DSCR, fix & flip, HELOC

Investor loans and home equity have their own pages with all the details.

Investor loans HELOCs

Program descriptions are general and subject to lender guidelines, which change frequently. Down payment, credit, income, property and occupancy requirements vary. Not all borrowers will qualify. VA, FHA and USDA loans are government-backed programs; this site is not affiliated with or approved by HUD, FHA, VA or USDA.