Residential Mortgage Products
Every Loan You Need,
Every Loan You Need,
Clearly Explained
From first-time buyers to seasoned investors — conventional, government-backed, non-QM, and refinance programs all in one place. No jargon, just answers.
17+
Loan Programs
$0
Down VA Loans
3.5%
Min FHA Down
100%
VA Cash-Out LTV
Agency Loans
Conventional & Government-Backed Loans
The most widely used mortgage products — backed by Fannie Mae, Freddie Mac, FHA, and the VA
Conventional Loan
The gold standard — lowest long-term cost with strong credit and stable income
Min Down
3% – 5%
Min Credit
620+
2025 Limit
$806,500
PMI
Under 20% down
- ✓No upfront mortgage insurance premium
- ✓PMI drops off automatically at 80% LTV
- ✓Primary, second homes & investment eligible
- ✓Fixed and adjustable rate options available
Best for: W-2 borrowers with solid credit
High Balance Conventional
Conforming loans for high-cost counties — agency rates without jumbo complexity
Min Down
5% – 10%
Min Credit
640+
Loan Range
Up to ~$1.21M
Areas
High-cost counties
- ✓Better rates than true jumbo in many cases
- ✓Still backed by Fannie Mae / Freddie Mac
- ✓LA, NYC, SF, Seattle, Boston qualify
- ✓Easier qualification than jumbo underwriting
Best for: Buyers in expensive metro areas
Jumbo Loan
Financing for luxury properties above conforming limits — flexible and powerful
Min Down
10% – 20%
Min Credit
700+
Loan Amount
$806,500+
Reserves
6–12 months
- ✓No loan ceiling — finance $2M, $5M+
- ✓Competitive rates for high-credit borrowers
- ✓Interest-only options often available
- ✓Portfolio lending with flexible overlays
Best for: High-net-worth buyers, luxury properties
FHA Loan
Government-backed accessibility — the homeownership gateway for millions of Americans
Min Down
3.5%
Min Credit
580+
Upfront MIP
1.75%
Max DTI
Up to 57%
- ✓Accepts scores conventional won’t touch
- ✓Gift funds allowed for entire down payment
- ✓Higher DTI ratios accepted
- ✓Competitive rates despite lower credit score
Best for: First-time buyers, lower credit scores
VA Loan
The most powerful mortgage benefit in America — earned through military service
Down Payment
$0 Required
PMI / MIP
None Ever
Funding Fee
1.25%–3.3%
Who Qualifies
Veterans, active duty
- ✓Zero down — no cash for down payment
- ✓No monthly mortgage insurance — ever
- ✓Some of the lowest rates available nationally
- ✓Assumable loan — huge in rising rate markets
Best for: Veterans, active military, surviving spouses
Non-QM Programs
Alternative Lending
Non-QM Loan Programs
Outside-the-box financing for entrepreneurs, investors, foreign buyers, and those who don’t fit the W-2 mold
Bank Statement Loan
12 or 24 months of deposits replace tax returns — qualify on what you actually earn
Income Proof
Bank Statements
Min Down
10%–20%
Min Credit
620+
Period
12 or 24 months
- ✓No tax returns, W-2s, or paystubs needed
- ✓Business or personal statements accepted
- ✓Expense factor applied (typically 50%)
- ✓Ideal for owners who write off income
Best for: Self-employed borrowers, business owners
DSCR Loan
The property pays for itself — qualify on rental income, not your personal income
Qualification
Property Cash Flow
Min DSCR
0.75–1.25+
Min Credit
640+
Min Down
20%–25%
- ✓No personal income verification required
- ✓Close in an LLC — entity vesting allowed
- ✓Scale portfolio without personal DTI limits
- ✓Short-term rental (Airbnb) income may qualify
Best for: Real estate investors, portfolio builders
1099 Income Loan
For independent contractors — your 1099s are your proof of income, not your tax returns
Income Proof
1099 Forms
History
1–2 years
Min Credit
620+
Min Down
10%–20%
- ✓No tax return analysis — gross 1099 used
- ✓Bypass write-offs that kill conventional DTI
- ✓Works for freelancers, consultants, agents
- ✓1-year 1099 program available
Best for: Freelancers, contractors, real estate agents
ITIN Loan
Homeownership without a Social Security Number — for ITIN taxpayers building roots
SSN Required?
No — ITIN OK
Min Down
15%–20%
Credit Score
620+ or alt.
Max LTV
80%–85%
- ✓ITIN used in place of Social Security Number
- ✓Alternative credit accepted (rent, utilities)
- ✓Available for non-resident immigrants
- ✓Builds US credit and equity simultaneously
Best for: Immigrants and ITIN taxpayers
Foreign National Loan
Non-US citizens buying American real estate — vacation homes and investment properties
SSN / ITIN
Not Required
Min Down
25%–40%
Credit
Foreign OK
Property Use
Investment/vacation
- ✓No US credit history required
- ✓Foreign income documentation accepted
- ✓LLC or personal purchase both eligible
- ✓Purchase prices up to $3M+ available
Best for: Non-US citizens buying US real estate
No Doc / No Income Loan
Asset-based lending — if the equity is there, income documentation isn’t required
Income Proof
None Required
Min Down
30%–40%+
Min Credit
650+
Max LTV
60%–70%
- ✓No income or employment verification
- ✓Asset depletion or stated income structures
- ✓Great for retirees with large portfolios
- ✓Hard money / private money bridge programs
Best for: Retirees, HNW borrowers, asset-rich investors
Refinance Programs
Fastest to Close
Streamline Refinance Programs
Minimal docs, no appraisal in most cases — the fastest refinance closings in the mortgage world
💡
The break-even rule: Divide your closing costs by your monthly savings to find your break-even in months. If you plan to stay longer than that, refinancing makes financial sense.
VA IRRRL
Interest Rate Reduction Refinance Loan — the streamline refi built exclusively for veterans
Appraisal
Usually Not Required
Income Docs
None in Most Cases
Min Credit
580–620 (lender)
Out-of-Pocket
Can Be $0
- ✓Must have existing VA loan — refi into VA
- ✓Rate must drop — net tangible benefit required
- ✓Funding fee: 0.5% (waived if 10%+ disability)
- ✓Typical close: 21–30 days
Best for: Veterans with VA loans above current rates
FHA Streamline Refinance
Refinance your FHA loan in as little as 3 weeks — minimal paperwork, no appraisal
Appraisal
Not Required
Income Docs
Not Required
Wait Period
210 days from close
Payment History
0x30-day late (12mo)
- ✓Must already have an FHA loan — no cash out
- ✓Net tangible benefit required
- ✓New upfront MIP 1.75% — can be financed
- ✓Typical close: 20–25 days
Best for: Existing FHA borrowers when rates drop
Lower Your Cost
Rate & Term Refinance
Restructure your rate, term, or loan type — without pulling cash out of your equity
Conventional Rate & Term
Drop your rate, shorten your term, or eliminate PMI — the most versatile refi
Max LTV
97% Primary
Min Credit
620+
Appraisal
Required
Income Docs
Full docs
- ✓Refi out of FHA to eliminate MIP permanently
- ✓Switch ARM to fixed for payment certainty
- ✓Shorten 30-yr to 15-yr — save on interest
- ✓Remove PMI once equity crosses 20%
Best for: Borrowers seeking better terms or escaping MIP
FHA Rate & Term Refi
Refinance into FHA with flexible qualifying — even from a non-FHA loan
Max LTV
97.75%
Min Credit
580+
DTI Max
57% with factors
MIP
Yes — ongoing
- ✓Refi into FHA from conventional or other loans
- ✓Lower credit threshold than conventional
- ✓High LTV — limited equity borrowers qualify
- ✓Gift funds allowed for closing costs
Best for: Lower credit borrowers needing refi flexibility
VA Rate & Term Refi
Convert any existing loan into a VA loan — eliminate mortgage insurance permanently
Max LTV
100% No Limit
Funding Fee
2.15% (1st use)
Income Docs
Full qualification
PMI / MIP
None
- ✓Convert conventional or FHA loan into VA
- ✓No LTV restriction — even underwater
- ✓Eliminate mortgage insurance permanently
- ✓Full income and appraisal required
Best for: Veterans refinancing from a non-VA loan
Access Your Equity
Cash-Out Refinance Programs
Replace your mortgage with a larger loan and receive the difference in cash — put your equity to work
Conventional Cash-Out
The most flexible cash-out — primary, second homes, and investment properties
Max LTV Primary
80%
Max LTV Invest.
75%
Min Credit
620+
Wait Period
6 months on title
- ✓Use cash for anything — debt, reno, invest
- ✓Primary, second home, and investment eligible
- ✓No restrictions on use of funds
- ✓Fixed and ARM options available
Best for: Homeowners with 20%+ equity needing liquidity
FHA Cash-Out Refi
Higher LTV cash-out with FHA flexibility — accessible to more borrowers
Max LTV
80%
Min Credit
580+
Property
Primary Only
12-Mo History
Required
- ✓Lower credit threshold than conventional
- ✓Higher DTI tolerance in cash-out scenario
- ✓Refi from any loan type into FHA cash-out
- ✓New appraisal establishes equity value
Best for: Lower credit borrowers tapping equity
VA Cash-Out Refi
Up to 100% LTV — the most powerful equity access product for veterans
Max LTV
Up to 100%
Funding Fee
3.3% subsequent
Income Docs
Full qualification
PMI / MIP
None
- ✓Access up to 100% of home value in cash
- ✓Refi from any existing loan type into VA
- ✓No monthly mortgage insurance — ever
- ✓Use funds for any purpose
Best for: Veterans wanting maximum equity access
Jumbo Cash-Out Refi
Pull substantial equity from high-value properties — access hundreds of thousands or more
Max LTV
70%–80%
Max Cash Out
$500K–$1M+
Min Credit
700–720+
Reserves
12+ months
- ✓Access 7-figure sums from high-value homes
- ✓No conforming loan amount cap
- ✓Portfolio lender underwriting = more flexibility
- ✓Interest-only options available
Best for: High-net-worth borrowers with $1M+ properties
Not Sure Which Loan Fits Your Situation?
Every borrower is different. Let’s find the right program for your goals, timeline, and financial picture — no obligation.
SI MTG | CA DRE #01480904 | NMLS #300923 | Licensed in California. This page is for informational purposes only and does not constitute a commitment to lend. Loan programs, rates, terms, and guidelines are subject to change without notice. All loans subject to credit approval. Equal Housing Lender. Privacy Policy | NMLS Consumer Access