Two lanes.
One goal.

Best for loan amounts at or below the standard conforming loan limit — $832,750 in LA County.

• As little as 3% down, up to the $832,750 LA County conforming limit
• Primary, second home, investment
• Fixed and ARM options
• MI required under 20% down — removable at 20% equity

Best for loan amounts above the standard conforming limit of $832,750 but below the LA County high-balance limit of $1,249,125.

• 5% down up to a $1,249,125 loan
• Same guidelines as conforming, slightly higher rate
• Primary and second home eligible
• Fixed rate options

Best for loan amounts above the LA County high-balance limit of $1,249,125.

• Loan amounts above $1,249,125
• Fixed and ARM (7/1, 10/1) options — ARM pricing can beat fixed
• Strong credit and reserves required
• Primary residence, second home
• No mortgage insurance at 20%+ down

Best for buyers who need a lower down payment, or more flexible credit and debt-ratio guidelines.

• Lower down payment — 3.5% minimum
• Flexible credit — lower scores accepted
• Flexible DTI — higher debt-ratio thresholds
• Up to $1.2M loan amount in LA
• Upfront and monthly MI, regardless of down payment

Best for eligible veterans and active service members who want to buy with no down payment and no monthly mortgage insurance.

• Eligible veterans and active service members
• Up to 100% financing — 0% down payment
• No monthly mortgage insurance
• Competitive rates and flexible credit guidelines
• Funding fee (can be financed)

Best for self-employed borrowers whose tax returns do not reflect the income actually flowing through their business.

• 12 or 24 months of personal or business bank statements instead of tax returns
• Self-employed 2+ years
• Cash-flow qualifying
• Up to $3M+ loan amounts
• Primary, second home, investment

Best for real estate investors who want to qualify using the property’s rental income instead of personal income.

• No personal income docs needed
• Debt Service Coverage Ratio — the property’s cash flow qualifies
• Investment properties only
• 1-4 unit, condos, townhomes
• Short-term rental eligible
• Close in LLC or entity name

Best for independent contractors and gig workers who are paid on 1099s and want to qualify without tax returns.

• 1 or 2 year 1099 history
• No tax returns needed
• Independent contractor and gig income
• Primary and second home

Best for business owners who would rather qualify on a CPA-prepared profit and loss statement than on bank statements.

• CPA-prepared P&L required
• Self-employed borrowers and business owners
• Alternative to bank statements
• Flexible documentation

Best for borrowers who want a lower payment in the early years and are managing cash flow deliberately.

• Lower initial monthly payments
• Typically 5-10 year IO period, then fully amortizing
• Available on jumbo, bank statement, DSCR
• Strong credit and equity required