Take the first step toward the right mortgage.
As a broker, I'm not limited to one bank's products. Here's an overview of what's available. Ask me which fits you.
The most common home loan
A conforming loan is a conventional mortgage that meets Fannie Mae and Freddie Mac guidelines, including a maximum loan size set each year.
- Down payments from as little as 3% for eligible buyers
- Fixed and adjustable rates, 10 to 30 years
- Mortgage insurance can be removed as you build equity
- 2026 limit for a one-unit home: $832,750 in most counties, up to $1,249,125 in high-cost areas
For higher-priced homes
A jumbo loan is a mortgage above the conforming limit for your county. It's common in South Florida's higher-priced markets.
- Loan amounts above the 2026 conforming limit
- Primary homes, second homes and investment properties
- Typically stronger credit and reserves required
FHA & VA
FHA loans
Insured by the Federal Housing Administration, with flexible credit guidelines and down payments from 3.5%. A popular choice for first-time buyers.
VA loans
For eligible veterans, service members and surviving spouses: no down payment for eligible borrowers and no monthly mortgage insurance. Extensive VA loan expertise.
No tax returns needed
A Non-QM (non-qualified mortgage) loan is a home loan that doesn't have to follow the standard Fannie Mae, Freddie Mac or FHA rules for proving income. Instead of tax returns and W-2s, the lender can look at how money actually moves through your accounts, your business profit, or your assets.
Who it's for: business owners, freelancers and 1099 contractors whose tax returns show less income because of write-offs, retirees and investors living off assets, borrowers with a recent credit event, and international or ITIN buyers.
The trade-off: rates and down payments are usually a bit higher than conventional loans, in exchange for far more flexibility in how you qualify.
- 12–24 months of bank statements as proof of income
- P&L as proof of income
- Up to 90% LTV bank statement, 1099 and asset utilization loans
- P&L-only loans up to $1.5M
- DSCR and DSCR no-ratio options
- Foreign national financing
- ITIN borrower program
- 40-year fixed with interest-only options
- Warrantable and non-warrantable condos, and condotels
Qualify with the property's income
A DSCR (debt service coverage ratio) loan is made for real estate investors. Instead of your pay stubs or tax returns, the lender looks at one question: does the property's rent cover its monthly payment?
How it works: the ratio compares the monthly rent to the full payment (principal, interest, taxes, insurance and HOA). For example, $3,000 in rent on a $2,500 payment is a DSCR of 1.2. Many programs look for 1.0 or higher, and "no-ratio" options exist for properties that don't cash-flow yet.
- Purchase, refinance or cash-out on 1–4 unit rentals, condos and townhomes
- No personal income or employment documentation
- Long-term leases or short-term rentals (Airbnb / VRBO)
- Close in your LLC to keep investments separate
- No limit on how many properties you own with some programs
- Interest-only and 40-year options to improve cash flow
Use your equity in retirement
A reverse mortgage lets homeowners 62 and older turn part of their home equity into cash, with no required monthly mortgage payment. Instead of you paying the lender each month, the loan balance grows over time and is repaid when you sell the home, move out permanently, or pass away.
What to know: you keep the title to your home and must live in it as your primary residence. You still pay property taxes, homeowners insurance and upkeep. You or your heirs will never owe more than the home is worth when it's sold (on FHA-insured HECM loans). There's also a reverse mortgage for purchase, which lets you buy a new home without a monthly payment.
- Take funds as a lump sum, monthly income, a line of credit, or a combination
- Pay off your existing mortgage and eliminate that monthly payment
- Use it to supplement retirement income, cover healthcare or age in place
- Proprietary "jumbo" reverse options for higher-value homes
- Includes a session with an independent HUD-approved counselor before you decide
Financing for income-producing and business property
Commercial real estate loans finance property used for business or investment beyond 1–4 unit homes: apartment buildings, mixed-use, retail, office, warehouses and more. Lenders focus mainly on the property's income and value, along with your experience and finances.
Who it's for: investors buying or refinancing 5+ unit apartments or mixed-use buildings, business owners who want to own the building they operate from, and investors who need short-term bridge financing to buy, renovate or reposition a property.
- Multifamily (5+ units) and mixed-use properties
- Retail, office, industrial and warehouse
- Owner-occupied business property
- Bridge and fix-and-flip loans for short-term projects
- Purchase, refinance and cash-out
- Loans in your LLC or corporation
Not sure which loan fits?
Tell me your situation and I'll compare the options for you.