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Programs

Two lanes.
One goal.

Traditional and non-traditional mortgage programs. Pick what matches YOUR story.

Quick Match

Not sure where to start?

Your income story determines the lane. Pick the one that fits.

📄
W-2 + Stable Pay
Start with Traditional
💰
Self-Employed + Write-Offs
Start with Bank Statement
🏠
Rental Property
Start with DSCR
Traditional

Clean docs. Strong pricing.
Straight underwriting.

Best when income documentation is straightforward. W-2 employees, standard self-employed with full doc.

Conforming
Conventional Conforming
The standard lane. Best rates for loans within conforming limits.
  • As little as 3% down (up to $832,750 loan)
  • LA county conforming limit
  • Primary, second home, investment
  • Fixed and ARM options
  • MI required under 20% down
FHA
FHA
Government-backed. More flexible credit and DTI guidelines.
  • 3.5% down minimum
  • Up to $1.2M loan amount in LA
  • Lower credit scores accepted
  • Higher DTI thresholds
  • Upfront + monthly MI
VA
VA Loans
For eligible veterans and active service members. No down payment required.
  • 0% down payment
  • No mortgage insurance
  • Competitive rates
  • Flexible credit guidelines
  • Funding fee (can be financed)
High-Balance
High-Balance Conforming
LA county lane for amounts above standard conforming limits.
  • 5% down up to $1,249,125 loan
  • Similar guidelines to conforming
  • Slightly higher rates
  • Primary and second home eligible
  • Fixed rate options
Jumbo
Jumbo Loans
For luxury properties and loan amounts above conforming and high-balance limits. Competitive rates with strong credit and reserves.
  • Loan amounts above $1.2M
  • Fixed and ARM (7/1, 10/1) options
  • Strong credit and reserves required
  • Competitive ARM rates can beat fixed
  • Primary residence, second home
  • No mortgage insurance at 20%+ down
Non-Traditional

Real income. Messy paperwork.
We work with that.

For self-employed borrowers, investors, and anyone whose income story doesn't fit a standard box.

Bank Statement
Bank Statement Loans
Use 12-24 months of bank statements instead of tax returns. Built for self-employed borrowers who write off aggressively.
  • 12 or 24 month bank statements
  • Personal or business accounts
  • Self-employed 2+ years
  • Cash-flow qualifying
  • Up to $3M+ loan amounts
  • Primary, second home, investment
DSCR
DSCR (Investor)
Debt Service Coverage Ratio loans qualify based on the property's rental income, not yours. Perfect for investors.
  • No personal income docs needed
  • Property cash flow qualifies
  • Investment properties only
  • 1-4 unit, condos, townhomes
  • Short-term rental eligible
  • Close in LLC or entity name
1099
1099 Income
For independent contractors and gig workers. Uses 1099 forms instead of W-2s or tax returns.
  • 1 or 2 year 1099 history
  • No tax returns needed
  • Independent contractor income
  • Gig economy borrowers
  • Primary and second home
P&L
Profit & Loss
CPA-prepared P&L statement qualifies you. Alternative documentation for business owners.
  • CPA-prepared P&L required
  • Self-employed borrowers
  • Business owners
  • Alternative to bank statements
  • Flexible documentation
Interest-Only
Interest-Only Options
Lower monthly payments during the IO period. Available on select programs for qualified borrowers. Can pair with bank statement or DSCR qualifying.
  • Lower initial monthly payments
  • Typically 5-10 year IO period
  • Available on jumbo, bank statement, DSCR
  • Strong credit and equity required
  • Good for cash-flow management
  • Converts to fully amortizing after IO period
Still deciding?

Not sure which lane?

Text me your scenario. I'll tell you which program fits and what the numbers look like.

Text Derek Start Application →