Mortgage Brokers & Home Loans Made Simple

ARBOR Financial Group brings together a network of more than 370 experienced mortgage brokers who are licensed in 45 states. Our team understands local markets while offering the reach of a nationwide lender. We help first time buyers, seasoned homeowners, self employed professionals and real estate investors find the right home loan solution.

We combine the personal attention of a boutique firm with the resources of a large organization. You’ll have direct access to a dedicated mortgage advisor who can guide you through every step of the process while we leverage our size to secure competitive rates and a wide selection of loan programs.

Our brokers work with a full spectrum of home loan programs including Conventional, FHA, VA, Jumbo and Non QM solutions. We also provide refinance options, investment property financing and programs for self employed borrowers such as bank statement and DSCR loans.

Whether you are buying your first home or moving up to your next property, we make the process clear and stress free. We offer guidance on pre approval, down payment assistance where available and help you understand the best mortgage product for your long term goals.

We specialize in lending solutions that go beyond traditional income verification. Our team can match you with flexible products designed for entrepreneurs and real estate investors, including bank statement and asset based lending programs.

A Conventional Home Loan is a mortgage offered by private lenders and not insured by any government program. It follows the standards set by Fannie Mae and Freddie Mac and is the most common type of home financing in the United States. Because it is not government backed, it relies on the borrower’s financial profile, which means lenders look closely at credit score, income, and debt to qualify you.

It works by allowing you to borrow money to purchase or refinance a home up to the local conforming loan limit. You can choose a fixed interest rate where the monthly payment stays the same for the entire term, or an adjustable rate where the interest can change after an initial period. A down payment as low as three percent may be possible for well qualified buyers, although putting twenty percent or more down helps you avoid private mortgage insurance.

The benefits include the ability to build equity in a primary residence, vacation home, or investment property with flexible loan terms and competitive rates. There are no restrictions on property type beyond standard lending requirements, and the loan can be used for both purchase and refinance. Conventional financing rewards strong credit and stable income with lower overall borrowing costs and gives you more control over the structure of your loan compared to government programs.

An FHA Loan is a type of mortgage insured by the Federal Housing Administration and offered through approved lenders such as banks, credit unions, and mortgage companies. It was created to make homeownership more accessible for people who may not meet the stricter requirements of a conventional loan. Because the government provides insurance to the lender, FHA Loans can be easier to qualify for even if your credit history is limited or your down payment funds are modest.

An FHA Loan works by allowing buyers to purchase or refinance a primary residence with a low minimum down payment, often as little as 3.5 percent, and more flexible credit guidelines. The loan requires an upfront mortgage insurance premium and an annual premium that is included in the monthly payment, which helps protect the lender and makes the program possible. Borrowers can choose from a variety of terms, including fixed rate and adjustable rate options.

You may qualify for an FHA Loan if you have a steady source of income, a credit score that generally starts around the mid 500s or higher, and the ability to provide the required down payment and closing costs. It is a strong choice for first time homebuyers, people with lower credit scores, or those who want to keep more cash available for moving and home improvements. The program’s flexibility makes it one of the most popular ways to become a homeowner while still securing a competitive interest rate and manageable monthly payment.

A Jumbo Loan is a mortgage that is larger than the conforming loan limits set each year by Fannie Mae and Freddie Mac. These limits vary by location but typically fall in the range of the mid six hundreds of thousands to over a million dollars in high cost areas. Any loan amount above those limits is considered a jumbo loan and must be financed outside the standard government sponsored programs.

A Jumbo Loan works like other mortgages but because the loan size is higher the lender carries more risk and sets stricter requirements. Borrowers generally need a strong credit history, steady income, and a larger down payment. Fixed rate and adjustable rate options are available, and the loan can be used to buy or refinance a primary residence, vacation home, or investment property.

You need a Jumbo Loan when the property you are buying costs more than the local conforming limit and you plan to finance the amount that exceeds it. This type of financing allows you to purchase a luxury home or high value property without having to split the mortgage into two smaller loans. The benefits include the ability to finance expensive real estate with one loan and access to competitive interest rates when you meet the lender’s higher qualification standards.

A Bank Statement Loan is a type of non-traditional mortgage designed for self employed borrowers and business owners who may not have the standard W-2 income documentation required for a conventional loan. Instead of using tax returns to verify income, the lender reviews a set number of months of your personal or business bank statements, usually twelve to twenty four months, to calculate your qualifying income.

This loan works by allowing you to show your true cash flow through regular deposits rather than relying on tax documents that may reflect deductions or business expenses. You still need to meet credit, down payment, and asset requirements, but the income verification process is more flexible and reflects the way many entrepreneurs actually earn and report income.

For self employed buyers this program offers clear benefits. It makes homeownership possible even when traditional income paperwork does not tell the full story, and it can provide access to competitive interest rates with terms similar to conventional mortgages. By using your bank statements as proof of income, you can qualify for the home you want while keeping your business tax strategy intact and without having to change how you file your returns.

An Investment Property Loan is a mortgage used to purchase or refinance real estate that you plan to rent out or hold as an income producing asset rather than live in as your primary home. These loans are available from a variety of lenders and can be structured as conventional financing, jumbo loans, or specialized investor programs depending on the size of the property and your financial profile.

They work much like a regular mortgage but lenders typically require a larger down payment and a strong credit history because investment properties carry more risk than owner occupied homes. You may also need to show proof of rental income or demonstrate the property’s potential to generate income. Interest rates are often slightly higher than for a primary residence but competitive options are available for well qualified investors.

The benefits of an Investment Property Loan include the ability to build long term wealth through real estate, earn rental income, and diversify your financial portfolio. Investors can finance single family homes, multi unit properties, or vacation rentals and take advantage of potential tax benefits such as deductions for mortgage interest and property expenses. With the right property and management strategy, these loans can help create consistent cash flow and increase overall net worth.

The Cash Advantage Program lets you make a cash backed offer on a home even if you do not have the full cash amount in hand. Powered by Zavvie, it gives qualified buyers the ability to compete with traditional cash buyers and present a stronger offer.

How does the program help me compete in today’s market

A cash backed offer gives sellers greater confidence because it removes the uncertainty of financing. This often means your offer is more attractive and can lead to a faster closing and better negotiating position.

Who can use Cash Advantage

Cash Advantage is designed for a wide range of buyers. Whether you are buying your first home, moving up to a larger property, or downsizing, this program provides the speed and certainty of a cash offer without needing all the cash yourself.

Do I still need to qualify for a mortgage

Yes, you will complete a standard mortgage pre approval so the lender can confirm that you meet the program’s requirements. Your mortgage is arranged in the background while the seller sees your offer as a cash purchase.

What are the main benefits of using Cash Advantage

You gain the competitive edge of a cash offer, the potential to close more quickly, and added confidence from sellers who know the financing is secure. This can help you stand out when multiple offers are on the table.

How do I get started

Contact an ARBOR Financial Group mortgage advisor to begin the pre approval process. We will review your goals, confirm your eligibility and guide you through every step so you can make a strong cash backed offer with ease.

A Reverse Mortgage is a type of home loan that allows homeowners who are typically 62 or older to convert part of their home’s equity into cash without having to sell the property or make monthly mortgage payments. It is most often offered as a Home Equity Conversion Mortgage (HECM), which is insured by the Federal Housing Administration and available through approved lenders.

This loan works by using the equity you have built in your primary residence as collateral. Instead of making monthly payments to a lender, the lender pays you through a lump sum, monthly payments, a line of credit, or a combination of these options. Interest and mortgage insurance premiums are added to the loan balance over time. The loan is usually repaid when you sell the home, move out permanently, or when the last borrower passes away.

A Reverse Mortgage can be a good fit for homeowners who want to supplement retirement income, pay off an existing mortgage, or cover expenses such as healthcare or home improvements while continuing to live in their home. You must continue to pay property taxes, homeowners insurance, and maintain the home. For many seniors, this program provides financial flexibility and helps them stay in the home they love while tapping into the value they have built over the years.

First Time Homebuyer Programs and Down Payment Assistance (DPA) Loans are designed to help people purchase their first home by making the process more affordable and accessible. These programs are offered through state and local housing agencies, nonprofit organizations, and in some cases directly through lenders. Their goal is to reduce the biggest hurdles for new buyers, mainly the upfront costs of buying a home and the challenge of saving for a down payment.

These programs work by providing financial support in several ways. Down Payment Assistance can come as a grant that does not need to be repaid, a forgivable loan that is waived after you live in the home for a set period, or a low interest second mortgage that you repay over time. Many first time buyer programs also offer lower interest rates, help with closing costs, or special mortgage products with more flexible qualification requirements.

You may qualify if you have not owned a home in the last three years and meet income and purchase price limits set by your local or state agency. Some programs are also open to repeat buyers who plan to purchase in targeted areas. Along with national options such as FHA or VA loans, there are many local programs across the country and our local Mortgage Brokers can explain the details in your area and guide you to the program that fits your needs and budget.

The benefits include a lower initial cash requirement, potential savings on interest and fees, and the ability to move into a home sooner than if you were saving for a full down payment. For many first time buyers, these programs open the door to homeownership and help build long term wealth through real estate.

A Home Equity Line of Credit, or HELOC, is a type of revolving credit that lets you borrow against the equity you have built in your home. It works like a credit card backed by your property, giving you a flexible credit line that you can draw from as needed. You can use the funds for almost any purpose including home improvements, debt consolidation, education expenses, or emergency costs.

A HELOC works in two stages. The first is the draw period, usually lasting five to ten years, where you can borrow as much or as little as you need up to your approved limit and pay interest only on what you use. After the draw period ends, the repayment period begins. During this time you can no longer take out funds and you repay the principal and interest over a set term.

You might consider using a HELOC when you need access to funds over time rather than a single lump sum. It is often a good choice for home renovations, paying off high interest debt, or covering major expenses where flexibility is important. Because a HELOC uses your home as collateral, you should be confident you can handle the payments and continue to meet property tax and insurance obligations. When used wisely, it provides a convenient and cost effective way to tap into your home’s value without refinancing your existing mortgage.

A Cash Out Refinance is a type of mortgage that lets you replace your current home loan with a new, larger one and take the difference in cash. It allows you to tap into the equity you have built in your property without selling your home. This can be a smart way to access funds for major expenses while potentially lowering your interest rate or improving your loan terms.

It works by refinancing your existing mortgage for more than you currently owe and receiving the extra amount as cash at closing. For example, if your home is worth four hundred thousand dollars and you owe two hundred thousand, you could refinance into a loan for two hundred and fifty thousand and take fifty thousand in cash, provided you meet the lender’s equity and credit requirements.

Homeowners use cash out refinancing to pay for home improvements, consolidate higher interest debt, cover education expenses, or invest in other opportunities. You still need to qualify based on credit score, income, and loan to value ratio, and you must continue to make monthly mortgage payments on the new loan amount.

The benefits include access to a potentially lower interest rate than other forms of credit, the ability to use the cash for almost any purpose, and the convenience of combining your mortgage and cash needs into a single loan.

Foreign National ITIN Loans are specialized mortgage programs created for borrowers who are not US citizens and do not have a Social Security number. Instead, these borrowers use an Individual Taxpayer Identification Number (ITIN) to apply for financing. These loans are designed to make it possible for foreign nationals and non resident buyers to purchase or refinance property in the United States, even without a traditional US credit history.

An ITIN Loan works by allowing the lender to verify identity and income through the ITIN and supporting documents such as bank statements, foreign credit reports, or international income records. Lenders review income, assets, and credit references from the borrower’s home country or other accepted sources. Down payment requirements are typically higher than for standard mortgages and interest rates may be slightly higher as well, reflecting the added risk of lending to someone without a US Social Security number.

These loans are ideal for international buyers, foreign investors, or non residents who want to purchase a second home, vacation property, or investment real estate in the United States. They make it possible to build equity in US property and to participate in the American real estate market without needing citizenship or a permanent resident status. For many global buyers, an ITIN Loan opens the door to US homeownership and long term investment opportunities.

Construction and Renovation Loans are mortgage programs that provide financing to build a new home or to remodel, expand, or restore an existing property. They are designed for buyers and homeowners who want to create a home that fits their exact needs, whether it is a ground up build, a major addition, or a complete remodel. These loans combine the costs of construction or renovation with the mortgage for the finished property so you only need one loan and one closing.

A Construction Loan typically covers the cost of land, materials, and labor while the home is being built. Funds are released in stages, known as draws, as each phase of the project is completed. During construction you often make interest only payments on the amount that has been drawn. Once the home is finished the loan can convert to a permanent mortgage with regular principal and interest payments.

Renovation Loans work in a similar way but are used to update or improve an existing home. The lender considers the future value of the property after the upgrades when determining the loan amount. This makes it possible to finance both the purchase price and the renovation costs in one mortgage.

These programs benefit a wide range of homeowners and buyers. You can create a custom home, modernize an older property, or purchase a fixer upper and finance the improvements immediately. Construction and Renovation Loans give you the flexibility to turn your vision into reality while managing costs with a single, convenient loan structure.

A Profit and Loss (P&L) Mortgage Loan is a type of non-traditional mortgage created for self-employed borrowers and small business owners who may not have W-2 forms or traditional income documentation. Instead of using tax returns, the lender reviews a professionally prepared profit and loss statement from your business to calculate qualifying income.

This loan works by allowing the lender to evaluate the revenue and expenses shown on the P&L statement, usually covering the most recent 12 to 24 months. The lender uses the net income from that statement to determine how much you can afford to borrow. You will still need to meet credit, asset, and down payment requirements, but you do not have to provide full tax returns, which often understate income because of deductions and write-offs.

A P&L Mortgage Loan can be especially helpful for entrepreneurs, independent contractors, or business owners who keep their taxable income low for strategic reasons but maintain strong cash flow. It makes homeownership possible without changing how you file taxes and gives you access to competitive mortgage programs that recognize your true earning capacity.

A Private Mortgage Loan is a home loan funded by an individual investor, a group of investors, or a private lending company instead of a traditional bank or government backed lender. It is often called a private money loan and is designed for borrowers who may not fit the strict guidelines of conventional or government programs but have strong equity or a valuable property as collateral.

This type of loan works by focusing more on the value of the property and the size of your down payment than on your income or credit score. The lender assesses the property’s market value and your ability to make the agreed payments, then sets the loan terms, interest rate, and repayment schedule. Private loans usually have shorter terms, often one to five years, and may carry higher interest rates because the lender is taking on more risk.

A Private Mortgage Loan can be a good option if you need fast financing, have unique income documentation, or want to purchase or refinance a property that does not qualify for traditional lending. Real estate investors, buyers in competitive markets, and borrowers recovering from a recent credit event often consider this type of loan. It provides flexibility and quick access to funds when timing and property opportunities are more important than long term financing from a bank.

Interest Only Non QM Loans are a type of mortgage that allows you to pay only the interest portion of the loan for a set period, usually the first five to ten years, before you begin paying both principal and interest. These loans fall under the Non Qualified Mortgage category because they do not follow the strict underwriting rules of Fannie Mae or Freddie Mac and are offered by private lenders with flexible qualification guidelines.

During the initial interest only period, your monthly payment is lower because you are not reducing the principal balance. After that period ends, the loan converts to a standard principal and interest payment schedule for the remaining term. You can often choose between fixed or adjustable rates, and many programs let you pay extra toward the principal during the interest only phase if you wish to reduce the balance early.

These loans are popular with self employed borrowers, real estate investors, or high income earners who expect their income to rise or who plan to sell or refinance before the principal payments begin. The main benefit is the lower initial payment, which can improve cash flow and free up funds for investments or business opportunities. Because the qualification standards are more flexible, they can also work well for borrowers who do not fit the traditional income documentation requirements of conventional mortgages.

You can begin today by connecting with one of our mortgage brokers for a free consultation. We will review your goals, explain your loan options and guide you toward a smooth and timely closing.