QM · NonQM · DSCR · ITIN · Foreign National

Every Borrower Deserves
a Path to Homeownership

From first-time buyers to seasoned investors — we have 30+ residential mortgage programs. QM, NonQM, and specialty programs covering every borrower profile in California and nationwide.

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All Programs

Residential Loan Programs

Select the program that fits your situation — or call us and we'll match you in minutes.

FHA Loans

3.5% down, 580 FICO minimum. Government-backed for first-time buyers and credit rebuilders.

First-Time Buyers3.5% Down580 FICO

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Conventional Loans

Fannie Mae / Freddie Mac. Up to 97% LTV, no overlay on AUS approval. HomeReady and Jumbo available.

Best RatesUp to 97% LTV620 FICO

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VA Loans

Zero down for veterans and active military. No PMI ever. Competitive rates and no loan limit.

Zero DownNo PMIVeterans

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No Doc Loans

No tax returns ever. Bank statement, DSCR, asset depletion, 1099, VOE and more.

No Tax Returns30+ ProgramsSelf-Employed

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Bank Statement

12 or 24 months of deposits qualify as income. Personal or business accounts.

Self-Employed12-24 Mo StmtsUp to 90% LTV

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1099 Loans

Contractors and gig workers qualify on gross 1099 income — not taxable income after write-offs.

Contractors1-2 Yr 1099sUp to 90% LTV

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VOE Loans

Verbal or written employer verification only. No tax returns, no W-2s in many cases.

W-2 EmployeesVerbal OKUp to $4M

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DSCR Loans

Qualify on the property's rental income. No personal income docs. LLC eligible.

InvestorsNo Income DocsLLC Eligible

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Foreign National

No US credit, overseas income accepted. DSCR and full-doc programs up to $2M.

No US CreditDSCR AvailableUp to $2M

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ITIN Loans

No SSN required. Alternative credit accepted. Homeownership for ITIN holders.

No SSNAlt CreditUp to 85% LTV

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Reverse Mortgage

For homeowners 62+. Access equity with no monthly mortgage payments ever.

Age 62+No PaymentsFHA HECM

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Common Questions

Residential Mortgage FAQs

What is the difference between QM and NonQM loans?

QM (Qualified Mortgage) loans meet federal guidelines — typically W-2 income, full documentation, DTI under 43%. NonQM loans serve borrowers who don't fit that box — self-employed, investors, ITIN holders, foreign nationals. We offer both.

How fast can I close a residential loan?

Our average residential close is 15 days from completed application. Some refinances close in as little as 10 days. Speed depends on how quickly documentation is provided.

Do you require tax returns for all loans?

No — for NonQM programs like Bank Statement, DSCR, VOE, and Asset Depletion, tax returns are never required. QM conventional and FHA loans require standard income documentation.

What credit score do I need to buy a home?

FHA accepts 580 FICO (3.5% down) or 500 FICO (10% down). Conventional requires 620+. NonQM programs vary — some go as low as 620, ITIN programs go to 680, and DSCR ACE has no minimum FICO.

Can I buy a home if I am self-employed?

Yes — we specialize in self-employed borrowers. Bank statement, 1099, P&L, VOE, and asset depletion programs are specifically designed for business owners who write off expenses.

What states do you lend in?

QM loans are primarily California. NonQM, DSCR, and commercial loans are available nationwide across all 50 states.

Every Borrower Deservesa Path to Homeownership

Residential Loan Programs

Residential Mortgage FAQs

Not Sure Which Program Fits You?

Every Borrower Deserves
a Path to Homeownership