Home Loan Options: Find the Right Mortgage for Your Situation
There's no single best mortgage, there's the best one for your situation. Whether you're a first-time buyer with little saved, a veteran, a self-employed business owner, or an investor building a portfolio, there's a loan built for you. Here's every loan program I offer across the 18 states I serve, with a quick description of who each one fits. Not sure which is right? That's what I'm here for.
Government-Backed Loans
Backed by federal programs — often the most accessible and affordable path to a home.
FHA Loans
Low down payment (3.5%) and flexible credit make FHA the most accessible option for many first-time and repeat buyers. Credit scores as low as 580, and your down payment can be a gift.
Learn moreVA Loans
For veterans, active-duty service members, and eligible spouses. Zero down payment, no monthly mortgage insurance, and typically the best rates available to any borrower.
Learn moreUSDA Loans
Zero down payment for eligible rural and suburban homes, and far more areas qualify than most people expect. Often the cheapest loan available if you meet the income and location requirements.
Learn moreConventional & Jumbo
Flexible financing for a wide range of buyers, from first-timers to high-balance purchases.
Conventional Loans
The most common loan type, with as little as 3% down for first-time buyers through programs like HomeReady and Home Possible. Mortgage insurance cancels once you reach 20% equity, unlike FHA.
Learn moreJumbo Loans
For loan amounts above the 2026 conforming limit ($832,750 in most areas, higher in high-cost counties). Competitive rates for strong borrowers, and I work with lenders whose reserve requirements can be lower than you would expect.
Learn moreSpecialty & Investor Loans
Purpose-built financing for investors, builders, renovators, and self-employed borrowers.
DSCR / Investor Loans
Qualify on the property's rental income, not your personal income — no tax returns or W-2s. For short-term rentals, I can use AirDNA-supported projected income to strengthen your file. Built for investors growing a portfolio.
Learn moreBridge Loans
Buy your next home before selling your current one. Bridge financing frees up the equity in your existing home so you can make a strong, non-contingent offer.
Learn moreConstruction Loans
Finance building a new home from the ground up, including one-time-close options that roll construction and permanent financing into a single loan.
Learn moreRehab & Renovation Loans
Finance a home's purchase price plus the cost of renovating it in one loan, based on the after-repair value. A powerful way to buy a fixer-upper and build instant equity.
Learn moreHome Equity
Tap the equity in your home through a HELOC or home equity loan — for renovations, debt consolidation, or major expenses — without touching your first mortgage rate.
Learn moreAlternative Documentation Loans
For self-employed buyers and business owners whose tax returns don't reflect their real income. Qualify using bank statements, 1099s, a P&L, assets, or programs that don't require stated income at all.
Learn moreFrequently asked questions
- How do I know which loan type is right for me?
- It comes down to your situation: your credit, your down payment, your income type, the property, and your goals. A veteran should almost always look at VA first. A self-employed buyer with heavy write-offs may need alternative documentation. A rural buyer under the income limit should check USDA. The fastest way to know is a quick conversation — I'll match you to the program that actually fits rather than the one that's easiest to sell.
- Can I qualify for more than one loan type?
- Often yes. Many buyers qualify for both FHA and conventional, for example, and the right choice depends on the tradeoffs, like FHA's easier credit versus conventional's cancellable mortgage insurance. Comparing the actual numbers side by side is how you decide.
- Which loan has the lowest down payment?
- VA and USDA offer zero down for eligible buyers. FHA requires 3.5%, and conventional programs go as low as 3% for first-time buyers. Down payment assistance can reduce even those amounts.
- Do you offer loans in my state?
- I'm licensed in 18 states: Alabama, Arizona, California, Colorado, Florida, Hawaii, Idaho, Iowa, Kansas, Kentucky, Missouri, Oregon, Pennsylvania, Tennessee, Texas, Utah, Virginia, and Washington.
Emmett Clark
Licensed Mortgage Loan Officer · NMLS #233747 · 20+ Years Experience
This article has been reviewed for accuracy by Emmett Clark, a licensed mortgage professional serving homebuyers across 18 states including California, Texas, Florida, Arizona, and Colorado. Last updated: July 2026.
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