Loan Products

Types of Loans

Conventional –

A conventional loan program refers to a mortgage loan that is not insured or guaranteed by the government, such as the Federal Housing Administration (FHA), the Department of Veterans Affairs (VA), or the United States Department of Agriculture (USDA). Instead, conventional loans are backed by private lenders, such as banks, credit unions, and mortgage companies.

Here are some key features and aspects of conventional loan programs:

1. **Credit Requirements**: Conventional loans typically have stricter credit requirements compared to government-backed loans. Borrowers often need a higher credit score to qualify for a conventional loan.

2. **Down Payment**: Conventional loans usually require a higher down payment compared to government-backed loans. While some conventional loan programs may offer low down payment options, such as 3% down, borrowers often need to put down at least 5% to 20% of the home’s purchase price.

3. **Private Mortgage Insurance (PMI)**: If a borrower puts down less than 20% of the home’s purchase price, they typically need to pay for private mortgage insurance (PMI). PMI protects the lender in case the borrower defaults on the loan.

4. **Loan Limits**: Conventional loans have maximum loan limits set by loan type and location. These limits may vary depending on factors such as the borrower’s creditworthiness, the loan-to-value ratio, and the lender’s guidelines.

5. **Interest Rates**: Conventional loan interest rates may vary depending on market conditions, the borrower’s credit score, and other factors. Borrowers with higher credit scores typically qualify for lower interest rates.

6. **Loan Terms**: Conventional loans offer various loan terms, including 30-year fixed-rate mortgages, 15-year fixed-rate mortgages, and adjustable-rate mortgages (ARMs). Borrowers can choose the term that best fits their financial situation and goals.

7. **Property Types**: Conventional loans can be used to purchase primary residences, second homes, and investment properties.

8. **Refinancing**: Conventional loans can also be used for refinancing existing mortgages to obtain better terms, such as lower interest rates or shorter loan terms.

It’s important for borrowers to shop around and compare loan offers from different lenders to find the best conventional loan program that meets their needs and financial circumstances. Additionally, borrowers should carefully review the terms and conditions of the loan, including interest rates, fees, and repayment options, before making a decision.


An FHA mortgage is a type of home loan that is insured by the Federal Housing Administration (FHA), which is part of the U.S. Department of Housing and Urban Development (HUD). FHA loans are designed to make homeownership more accessible to individuals and families who may not qualify for conventional mortgages due to less-than-perfect credit or limited financial resources. Here are some key features and aspects of FHA mortgages:

1. **Government Backing**: FHA mortgages are backed by the federal government, which means that if a borrower defaults on the loan, the FHA will reimburse the lender for a portion of the losses. This government backing reduces the risk for lenders, allowing them to offer loans to borrowers with lower credit scores and smaller down payments.

2. **Lower Down Payment Requirements**: One of the most attractive features of FHA loans is their low down payment requirements. Borrowers can often qualify for an FHA loan with a down payment as low as 3.5% of the home’s purchase price. This makes homeownership more attainable for individuals who may not have significant savings for a large down payment.

3. **Credit Requirements**: While FHA loans are more lenient than conventional mortgages when it comes to credit scores, borrowers still need to meet certain credit requirements to qualify. Generally, borrowers with credit scores of 580 or higher may be eligible for the 3.5% down payment option, while those with scores between 500 and 579 may still qualify with a higher down payment.

4. **Mortgage Insurance Premiums (MIP)**: FHA loans require borrowers to pay mortgage insurance premiums (MIP) to protect the lender against the risk of default. Unlike private mortgage insurance (PMI) on conventional loans, which can be canceled once the borrower reaches a certain level of equity in the home, MIP for FHA loans is typically paid for the life of the loan.

5. **Loan Limits**: FHA loans have limits on the amount that can be borrowed, which vary by location. These limits are adjusted annually and are based on the median home prices in the area.

6. **Property Requirements**: FHA loans require the home being purchased to meet certain minimum property standards set by the FHA. These standards are designed to ensure that the property is safe, sanitary, and structurally sound.

Overall, FHA mortgages can be a good option for first-time homebuyers and individuals with limited financial resources or less-than-perfect credit. However, borrowers should carefully consider the costs associated with FHA loans, including mortgage insurance premiums, before deciding if it’s the right choice for them.


A VA loan is a mortgage loan program available to eligible active-duty service members, veterans, and certain surviving spouses offered by the Department of Veterans Affairs (VA). The VA loan program aims to help veterans and their families achieve homeownership by providing favorable terms and benefits. Here are the key features and aspects of VA loans:

1. **Government Backing**: VA loans are guaranteed by the Department of Veterans Affairs, which means that the VA agrees to cover a portion of the loan amount if the borrower defaults. This government backing reduces the risk for lenders, allowing them to offer more favorable terms to veterans and eligible borrowers.

2. **No Down Payment Requirement**: One of the most significant benefits of VA loans is that eligible borrowers can purchase a home with no down payment. This feature makes homeownership more accessible to veterans who may not have substantial savings for a down payment.

3. **No Private Mortgage Insurance (PMI)**: Unlike conventional loans and FHA loans, VA loans do not require borrowers to pay private mortgage insurance (PMI). This can result in significant savings over the life of the loan.

4. **Competitive Interest Rates**: VA loans typically offer competitive interest rates compared to conventional mortgages and other loan programs. The VA doesn’t set interest rates, but because of the government guarantee, lenders are often willing to offer lower rates to VA borrowers.

5. **Flexible Credit Requirements**: While lenders still consider credit history and scores, VA loans generally have more lenient credit requirements compared to conventional loans. Veterans with less-than-perfect credit may still qualify for a VA loan.

6. **Loan Limits**: VA loans do have maximum loan limits set by the VA, which vary depending on the location of the property. Borrowers can still qualify for a VA loan even if they exceed the county loan limit, but they may need to make a down payment on the portion of the loan that exceeds the limit.

7. **Funding Fee**: VA loans may require a funding fee, which is a one-time fee paid to the VA at closing. The funding fee helps offset the cost of the VA loan program for taxpayers. The amount of the funding fee varies depending on factors such as the type of service, down payment amount, and whether the borrower has used the VA loan program before.

Overall, VA loans offer significant benefits and advantages to eligible veterans and their families, making homeownership more affordable and accessible. Borrowers should explore their options and consult with lenders who specialize in VA loans to determine if it’s the right choice for their homebuying needs.


A Non-QM (Non-Qualified Mortgage) loan is a type of mortgage that doesn’t meet the criteria set forth by the Consumer Financial Protection Bureau (CFPB) for qualified mortgages. These loans don’t conform to the standards set by government-sponsored enterprises like Fannie Mae or Freddie Mac, nor do they adhere to the guidelines for government-insured loans like FHA or VA loans. As a result, Non-QM loans offer more flexibility but typically come with higher interest rates and additional risk for lenders.

Here are some key features and aspects of Non-QM loans:

1. **Alternative Documentation**: Non-QM loans often accept alternative forms of documentation for income verification, such as bank statements, assets, or even stated income. This can be helpful for borrowers who have non-traditional income sources or are self-employed.

2. **Expanded Debt-to-Income Ratios (DTI)**: While qualified mortgages typically have strict limits on debt-to-income ratios, Non-QM loans may allow for higher DTI ratios, making it easier for borrowers with higher levels of debt to qualify for a loan.

3. **Credit Issues**: Non-QM loans may be available to borrowers with credit issues, such as recent bankruptcies, foreclosures, or lower credit scores. However, borrowers with credit challenges can expect higher interest rates and stricter terms.

4. **Investment Properties and Unique Situations**: Non-QM loans can be used for various purposes, including financing investment properties, luxury homes, or properties with unique characteristics that don’t meet traditional lending standards.

5. **Interest Rates and Terms**: Non-QM loans typically come with higher interest rates and may have adjustable-rate features, which can lead to fluctuations in monthly payments over time.

6. **Risk for Lenders**: Because Non-QM loans don’t meet the qualified mortgage standards, lenders assume more risk when offering these loans. As a result, borrowers may need to provide larger down payments or pay additional fees to compensate for the increased risk.

7. **Less Regulatory Protection**: Borrowers should be aware that Non-QM loans may offer fewer consumer protections compared to qualified mortgages. This means that borrowers should carefully review and understand the terms and conditions of the loan before agreeing to it.

Non-QM loans can be a viable option for borrowers who don’t qualify for traditional mortgages due to unique financial circumstances or credit issues. However, borrowers should carefully consider the risks and costs associated with Non-QM loans before proceeding, and they may want to explore other options if possible.


A jumbo loan is a type of mortgage that exceeds the conforming loan limits set by the Federal Housing Finance Agency (FHFA). These limits are established annually and vary by location, but generally, a jumbo loan is any mortgage that exceeds the conforming loan limit for the area where the property is located.

Here are some key features and aspects of jumbo loans:

1. **Higher Loan Amounts**: Jumbo loans are used to finance properties that require larger loan amounts than those eligible for conforming loans. The specific threshold for what constitutes a jumbo loan varies by region and can change annually based on housing market conditions.

2. **No Government Backing**: Unlike conforming loans, which are backed by government-sponsored entities like Fannie Mae and Freddie Mac, jumbo loans are not eligible for purchase by these entities. As a result, jumbo loans are considered non-conforming loans and typically carry slightly higher interest rates and stricter underwriting requirements.

3. **Strict Credit and Income Requirements**: Because jumbo loans represent higher levels of risk for lenders, borrowers typically need excellent credit scores, low debt-to-income ratios, and strong financial reserves to qualify. Lenders may also require larger down payments compared to conforming loans to mitigate risk.

4. **Interest Rates**: Jumbo loan interest rates are generally higher than those for conforming loans due to the increased risk for lenders. However, interest rates for jumbo loans can vary based on factors such as the borrower’s creditworthiness, down payment amount, and prevailing market conditions.

5. **Flexibility in Loan Terms**: Jumbo loans may offer borrowers greater flexibility in terms of loan structures and repayment options. Borrowers can choose from a variety of loan terms, including fixed-rate and adjustable-rate mortgages, depending on their financial goals and preferences.

6. **Property Types**: Jumbo loans can be used to finance various types of properties, including primary residences, vacation homes, and investment properties.

7. **Additional Requirements**: Lenders may impose additional requirements for jumbo loans, such as higher reserve requirements, more thorough property appraisals, and stricter documentation standards.

Overall, jumbo loans are designed to help borrowers finance high-value properties that fall outside the limits of conforming loan programs. While jumbo loans offer greater flexibility in loan amounts and property types, borrowers should be prepared to meet stringent eligibility criteria and potentially higher costs compared to conforming loans.


An investment loan product is a type of loan specifically designed for individuals or entities seeking to invest in real estate or other income-producing assets. These loans are used to finance the purchase of properties with the intention of generating rental income, capital appreciation, or both. Here are some key aspects of investment loan products:

1. **Property Investment**: Investment loans are primarily used to finance the purchase of investment properties, including residential rental properties, commercial real estate, vacation homes, and multifamily properties. These properties are typically not intended for personal occupancy but rather as sources of income and potential long-term wealth accumulation.

2. **Loan Types**: Investment loan products can come in various forms, including conventional mortgages, government-backed loans (such as FHA or VA loans for multifamily properties), portfolio loans offered by private lenders, and commercial loans for larger investment properties. The specific type of loan will depend on factors such as the borrower’s financial situation, the type of property being financed, and the lender’s requirements.

3. **Loan Terms and Conditions**: Investment loan terms may vary depending on the lender and the type of loan. They typically include considerations such as interest rates, loan amounts, down payment requirements, repayment terms, and eligibility criteria. Interest rates for investment loans may be slightly higher than those for primary residence loans due to the increased risk associated with investment properties.

4. **Down Payment Requirements**: Lenders often require higher down payments for investment properties compared to primary residences. While down payment requirements for owner-occupied properties can be as low as 3-5% with certain loan programs, investment properties may require down payments of 15-25% or more, depending on the lender and the type of property.

5. **Rental Income Consideration**: Lenders may take potential rental income from the investment property into account when evaluating loan applications. Rental income can help borrowers qualify for larger loan amounts and may be used to offset the mortgage payment and other expenses associated with the property.

6. **Tax Implications**: Borrowers should be aware of the tax implications associated with investment properties, including potential deductions for mortgage interest, property taxes, depreciation, and other expenses. Consulting with a tax advisor or financial professional can help borrowers understand the tax implications of their investment properties.

Investment loan products can be valuable tools for individuals and entities looking to build wealth through real estate investing. However, borrowers should carefully consider their financial situation, investment goals, and risk tolerance before taking on debt to finance investment properties. Working with experienced real estate professionals and lenders can help borrowers navigate the complexities of investment financing and make informed decisions about their investment strategies.

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