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Loan programs, explained honestly

Who each one is for, how you actually qualify, what you’ll need, and the real tradeoffs. The specialty programs come first — they’re the ones nobody else explains well.

Bank-statement loan

You’ve run your business for years, but every bank says your tax returns don’t show enough income.

Who it’s for

Self-employed people — salon owners, contractors, truckers, realtors, consultants — with 2+ years in business.

How you qualify

We add up 12–24 months of deposits into your bank account and use that as your income. Your write-offs stop working against you.

What you’ll need

12–24 months of bank statements, business license or CPA letter, photo ID.

Honest tradeoffs

Pricing runs a little higher than a standard loan, and down payments start around 10%. In return, your real income finally counts.

DSCR — investor loan

You’re buying a property for the rent it earns — and you don’t want your paycheck under a microscope.

Who it’s for

Investors — from a first rental to a growing portfolio, in your name or an LLC.

How you qualify

The property qualifies, not you. If the expected rent covers the payment, the loan works.

What you’ll need

A rent estimate (part of the appraisal), entity papers if you use an LLC, photo ID. No tax returns, no pay stubs.

Honest tradeoffs

Down payment is usually 20% or more and pricing is a bit higher. Your personal income stays out of it.

ITIN · Foreign national

You work hard and pay your bills — but you don’t have a social security number or a U.S. credit score.

Who it’s for

ITIN holders living and working in the U.S., and foreign buyers purchasing from abroad.

How you qualify

We qualify you with an ITIN or foreign passport, plus alternative credit — rent history, utilities, remittances.

What you’ll need

ITIN letter or passport, proof of income (statements or employer letter), your down payment funds.

Honest tradeoffs

Expect roughly 15–25% down and higher pricing. It also builds a U.S. lending record you can refinance later.

Non-warrantable condo

You found the right condo — but the bank rejected the building, not you.

Who it’s for

Buyers of condos big banks decline: new construction, condotels, buildings with one large owner or pending litigation.

How you qualify

Specialty lenders review the building differently and approve what the big banks won’t touch.

What you’ll need

Your standard income documents, plus the condo’s budget and questionnaire — I collect those for you.

Honest tradeoffs

A little more down and slightly higher pricing than a standard condo loan.

Also available
Conventional
Strong credit and steady income? The classic path with the best pricing.
FHA
Smaller down payment and flexible credit. A favorite for first homes.
VA
Served in the military? You may be able to buy with $0 down.
Jumbo
For homes priced above standard loan limits.
Refinance
Lower the payment, shorten the term, or take cash out of your home.
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