Medical Professional Loans
Six figures of debt. One hundred percent of a home.
Medicine front-loads the debt and back-loads the income, and ordinary underwriting punishes both ends. This program was built to read a medical career correctly: one hundred percent financing to two million dollars, no mortgage insurance at any rung, IBR and deferred student payments excluded during training, and a signed contract that counts before the first shift does.
Who this is built for
Residents, fellows and interns
Holding the degree is enough — the program reads training income as career income, and the student debt that follows every resident is excluded from the math while you train.
New attendings with a signed contract
The offer letter is the income. A start date up to sixty days after closing qualifies today — you can close on the house before the first paycheck exists.
Established physicians, dentists and specialists
MD, DO, DDS, DMD, PharmD, VMD, DPM, CRNA with a doctorate — the full list is specific, and if you are on it, the strongest terms on this page are yours.
Doctors who refuse to drain the brokerage account
One hundred percent financing with no MI means the down payment can stay invested. For a profession that starts wealth-building a decade late, that is the entire point.
Send the employment contract — or just the offer terms. Most of what this program needs is in that one document, and ten minutes tells you whether it clears.
Talk it throughThe degree does work no other file can ask of it
A signed contract can stand in for income you have not earned yet — and the student debt behind it stops counting the usual way.
Three sentences, each sourced to the current guide:
The quirk worth understanding: this program has a floor, not just a ceiling — it begins at 90.01% financing. It is not a general doctor discount on ordinary loans; it is a purpose-built instrument for exactly the borrower who wants maximum leverage with no insurance drag. Below that leverage, the conventional and jumbo pages price the file instead.
| One hundred percent | To $2 million at 720 | And to $1.5 million at 680. Full financing at loan sizes that cover the houses doctors actually buy. |
| No mortgage insurance | At any rung of this program | The program only exists above 90% financing — and charges no MI anywhere in it. That pairing exists nowhere else on this site. |
| The training debt steps aside | IBR and deferred payments excluded | While in residency or fellowship, qualifying on that income — the six-figure balance stops deciding whether you can own a home. |
Program parameters reflect one program’s current eligibility guide and change without notice. Eligibility is limited to the professional designations the program lists. Not all applicants will qualify.
How it actually works
A portfolio program with a thesis: the degree is the collateral character.
The degree opens the door
One qualifying borrower holds an eligible medical doctorate in active practice — or is a resident, fellow or intern holding one. The list decides; adjacent professions are not on it.
The career is read forward
Residency income qualifies a resident. A contract qualifies a new attending — compensation pinned in writing, minimum first-year income determinable, start date within sixty days of closing.
The debt is read fairly
Student loans in deferment, forbearance or at zero under income-based repayment are excluded from your ratio during residency or fellowship. The loan that trained you stops blocking the house.
A human underwrites all of it
No automated findings — full manual underwriting is the program, not the fallback. Files that algorithms fumble are exactly what this desk exists for.
The grid, and the two readings that make it work
Two tables: what the program finances at each loan size, and the two underwriting readings — the future income and the student debt — that decide whether a new physician’s file clears at all.
One program’s current matrix — primary residence, purchase and rate-and-term refinance:
| Loan size | Maximum financing | Condition |
|---|---|---|
| To $1.5 million | 100% | From a 680 credit score |
| To $2 million | 100% | From a 720 credit score |
| To $2 million | 95% | From 680, when the score sits below the full-financing rung |
Ratios run to 50% at or below 95% financing and 45% above it — and every file is manually underwritten, which cuts both ways: no algorithmic insta-decline, and no hiding inside automated findings either. Up to four financed properties can be on the books including this one, non-occupant co-borrowers can contribute up to half the qualifying income, and non-permanent residents with twenty-four months of U.S. employment qualify to 95%. The program floor bears repeating: financing starts at 90.01% — this instrument exists only in its high-leverage form. And where this grid says primary residence only, read it as this program’s answer rather than the shelf’s: the third tab is a different lender’s doctor loan that takes a second home and reaches a million dollars further.
Representative of one program’s Medical Professional eligibility guide, Version 4.0, effective 07/13/2026. Primary residence only; purchase and rate-and-term refinance. Mortgage insurance is not required at or above 90.01% LTV, where this program operates. Full manual underwriting; automated findings are ineligible. Loan-size bands, credit minimums and ratio ceilings are separate limits shown only in combinations that appear together in the source. Not all applicants will qualify.
The grid is ordinary to look at. These two underwriting readings are where the program earns its name:
| Reading | What qualifies | The condition that makes it real |
|---|---|---|
| The contract before the career | A signed employment contract, before day one | Compensation and minimum first-year income pinned in writing; start date within 60 days after closing; no unreimbursed business expenses required of you |
| Reserves that bridge the gap | Months between closing and the start date | Every gap month needs the full housing payment in reserve — and documented gift funds are eligible to fill that bucket |
| The debt that waits | IBR, deferred and forborne student loans at $0 | Excluded from the ratio while in residency or clinical fellowship, qualifying on that training income |
| Everything else, documented normally | W-2s, contracts, or last year’s 1099 returns | A 1099 year in the history brings its returns — and if those returns show business expenses, a letter cannot wave them away |
Read together, the design is coherent: the program trusts the trajectory of a medical career and verifies everything else twice. The contract must make the first year’s minimum income computable — vague offer letters fail where specific ones sail. The reserve bridge means a July start and a May closing want two months of full housing payment sitting documented. And the student-loan exclusion is scoped, not magical: it belongs to residents and fellows qualifying on training income. An attending carrying IBR balances is read under standard treatment — still workable, just not invisible.
Representative of the same eligibility guide, Version 4.0, effective 07/13/2026. Projected contract income requires the contract terms stated; reserves must cover PITIA for each month between note date and employment start, and documented gift funds are eligible for reserves. Student-loan exclusion applies as scoped in the source. Not all applicants will qualify.
The grid above is one lender’s, and it stops at two million dollars on a home you live in. A second lender runs its own doctor loan, and it goes further in two directions the first one does not:
| The file | Maximum financing | Condition |
|---|---|---|
| A primary residence or a second home — to $3 million | 89.99% | From a 700 credit score |
| A primary residence or a second home — to $2 million | 97% | From 700 |
The second home is the row that changes conversations. Everything on the first tab is primary-residence-only — true of that program, and not true of the shelf. A physician buying a place near the hospital while keeping a home elsewhere has a door here. So does one buying a two-to-four-unit building to live in, which this lender allows on a primary residence though not on a second home. Three conditions worth knowing before you plan around it: a non-occupant co-borrower caps the financing at ninety percent, loans above two million want two months of the housing payment in reserve, and Texas home-equity refinances are outside the program. This lender also runs several tiers of the same doctor loan with different ceilings, so which one your file lands on is a pricing conversation rather than a table — tell me the number and the occupancy and I will tell you which tier you are on.
Representative of a second lender’s doctor-loan matrix, the tier effective 07/08/2026 — purchase and rate-and-term, one-to-four units, primary residence or second home, with two-to-four-unit properties ineligible on a second home. That lender publishes several tiers of this product with different loan-size and credit combinations; the figures above are from one of them and do not combine with the other tabs on this page. Maximum financing, credit score and loan amount are separate limits shown only in combinations printed together in the source. Minimum loan $100,000. Not all applicants will qualify.
A rough chapter in the credit history? The clocks live here →
The boundaries that decide these files
What you actually hand over
Proof of the degree and license
The designation, the active practice — or the residency/fellowship program that holds you now. This is the document the program is named after.
The contract, if the job is ahead of you
With compensation stated, minimum income computable, and the start date inside sixty days of closing. A confirmation that no unreimbursed expenses are required of you — routine professional dues excluded.
Reserves for any gap
The full housing payment for each month between closing and the start date, documented — family gift funds count here.
The normal file, manually read
Credit, assets, identification. A human reads all of it; build a few extra days into the timeline for exactly that reason.
Want the exact list for your file before you ever apply? Build your document checklist — the list changes with your answers, printable and yours to keep.
Where it wins — and the honest limits
Told straight, because this page is useless otherwise.
A signed employment agreement can carry the file, so the move does not have to wait for months of pay stubs that have not been earned yet.
The balance that would sink the ratio on any other program is treated on this one’s own terms — which is the single reason these files clear.
The program reaches leverage that would normally carry monthly mortgage insurance, and does not attach it.
Nothing here depends on a favor or a one-off underwriting call. It is a published program with a published grid, argued from a document you already have.
Portfolio programs with no MI at 100% financing are not free lunches — the structure carries its cost in the quote. When a conventional file with a traditional down payment genuinely beats it, I show you that math first.
The eligible list is specific and the guide names its own exclusions. If your doctorate is not on it, this page cannot be argued into covering you — but the jumbo, bank-statement and conventional pages read strong professional files every day.
No AUS shortcut exists here. The trade is judgment for speed — plan the contract dates around a deliberate underwrite, not an instant one.
The student-loan exclusion belongs to training. Once you are attending with real IBR payments, standard treatment applies — often still fine at these ratios, but modeled honestly, not assumed away.
Run the white-coat math
Send the contract — or just the offer terms — and I will show you the file this program builds next to the conventional alternative: leverage, insurance, reserves and all. Ten minutes, before you give a landlord another year.
Questions people actually ask
Open the full Q&A — the contract, the student debt, and who counts as eligible ▾
+Is it really 100% financing with no mortgage insurance?
Yes — to $1.5 million at a 680 score and $2 million at 720, and the program charges no MI at any rung. The structural reason: this is a portfolio program that only exists above 90% financing, built for exactly this trade. The cost lives in the pricing, which is why the honest comparison against a conventional file goes on paper.
+I am a resident. Do my student loans count against me?
If they are in deferment, forbearance or at $0 under income-based repayment — no, they are excluded from your ratio while you qualify on your residency or fellowship income. That single reading is why residents who "cannot afford anything" routinely qualify here.
+I signed with a hospital but have not started. Can I close now?
Yes, if the start date lands within sixty days after closing and the contract pins your compensation and minimum first-year income. You will document reserves covering the full housing payment for each month of the gap — and family gift funds can fill that reserve bucket.
+I am a nurse practitioner / PA / chiropractor. Am I eligible?
Not on this program — the guide lists its designations precisely, and chiropractors are named as ineligible. It is a fence, not a judgment: strong files outside the list get read every day on the conventional, jumbo and bank-statement pages, and the comparison costs nothing.
+Does moonlighting or 1099 income help?
It can — with last year’s returns if you filed 1099 income, read as filed. One catch from the guide: if those returns show business expenses, a letter cannot erase them. Bring the real numbers and we model the real file.
+I am on a visa. Does the program work?
Non-permanent residents with lawful status, an unexpired visa and twenty-four months of U.S. employment qualify to 95% financing on a primary residence. ITIN and foreign-national files are ineligible here — but both have dedicated pages on this site with real routes.
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Loan programs, explained honestly
The program described is offered through a third-party program, is subject to lender approval and full manual underwriting, and changes without notice. Figures reflect that program’s Medical Professional eligibility guide, Version 4.0, effective 07/13/2026. Eligibility is limited to the professional designations specified in the program guide; holding a listed designation does not guarantee approval. Mortgage insurance is not required at or above 90.01% LTV, where this program operates; program pricing reflects its structure. Loan-size bands, credit minimums, ratio ceilings, reserve and documentation requirements are separate limits shown only in combinations that appear together in the source. Primary residence purchase and rate-and-term refinance only. Not all applicants or properties will qualify. This is not a commitment to lend. Equal Housing Opportunity.