Get the guidance you want and need for the right loan, with clear options for purchases, refinances, and investment financing.
From first-time homebuyers to seasoned investors, we offer a wide range of Home Loan and Mortgage solutions designed to meet your unique needs. Discover competitive rates, flexible terms, and expert support to help you achieve your homeownership goals.
Conventional home loans are a popular option for buyers with good credit, steady income, and a solid financial history. These loans offer flexible down payment options and competitive interest rates. Whether you’re buying a primary home, second home, or investment property, conventional mortgages provide reliable financing with fewer restrictions than government-backed loans. Available for both purchase and refinance.
FHA home loans are backed by the Federal Housing Administration and designed to help first-time buyers or those with lower credit scores qualify for a mortgage. With flexible credit guidelines and lower down payment options, FHA loans make homeownership more accessible. Ideal for buyers who need a more affordable path to buying or refinancing a home with extra support built in.
VA home loans are available to eligible veterans, active-duty service members, and surviving spouses. Backed by the Department of Veterans Affairs, these loans offer zero down payment, no private mortgage insurance, and competitive rates. VA loans are a powerful benefit that makes buying or refinancing a home more affordable for those who’ve served, with flexible guidelines and dedicated support throughout the process.
First-time homebuyer loans are designed to make purchasing your first home more affordable. These programs often feature lower down payment requirements, flexible credit guidelines, and access to fixed or adjustable-rate options. Whether you’re entering the market with limited savings or looking for long-term stability, first-time buyer loans provide a solid starting point for homeownership.
Jumbo loans are designed for buyers financing high-value homes that exceed conforming loan limits. These loans are ideal for purchasing or refinancing luxury properties and often require strong credit, higher income, and a larger down payment. With competitive rates and flexible options, Jumbo loans provide the financing needed for homes in high-cost markets where standard loan limits don’t apply.
Self-employed borrowers often face challenges with traditional mortgage requirements. These loan programs are designed to make qualifying easier by using bank statements, 1099s, or other alternative documentation instead of tax returns. Whether you’re a business owner, freelancer, or independent contractor, self-employed mortgages provide flexible financing options for purchasing or refinancing a home without the usual income verification hurdles.
Non-QM loans are built for borrowers who don’t meet traditional lending guidelines but still have the ability to repay. Ideal for self-employed individuals, real estate investors, or those with unique income sources, these loans offer flexible qualification standards and alternative documentation options. Non-QM loans can be used to purchase or refinance a home when conventional or government-backed loans aren’t a fit.
Bank statement loans are designed for self-employed borrowers who may not qualify using traditional income documentation. Instead of tax returns, lenders review 12 to 24 months of personal or business bank statements to verify income. These loans offer flexible underwriting and are ideal for business owners, freelancers, or independent contractors looking to purchase or refinance a home with more control over how income is evaluated.
Investment property financing is designed for buyers looking to purchase or refinance rental homes, multi-units, or other income-generating real estate. These loans offer competitive terms and may use rental income to help qualify. Whether you’re building a real estate portfolio or buying your first rental property, this financing gives you the tools to grow long-term wealth through real estate.
ITIN and foreign national loans are designed for borrowers without a U.S. Social Security number. These programs allow qualifying with an ITIN and alternative documentation, making homeownership possible for non-citizens and foreign investors. Whether you’re purchasing a primary residence or an investment property, these loans offer flexible terms and a clear path to financing in the U.S. real estate market.
Refinancing your mortgage can help you lower* your interest rate, reduce* monthly payments, access home equity, or switch loan programs. Whether you’re looking to save money, consolidate debt, or shorten your loan term, refinance options are available for both conventional and government-backed loans. We’ll help you explore the best path based on your current goals and financial situation.
A cash-out refinance lets you tap into your home’s equity by replacing your existing mortgage with a new, larger loan and taking the difference in cash. It’s a smart option for paying off high-interest debt, funding home improvements, or covering major expenses. With competitive rates and flexible terms, cash-out refinancing turns your equity into a powerful financial tool.
Renovation and construction loans are designed for buyers or homeowners who want to build a new home or update an existing one. These loans roll the cost of construction or repairs into a single mortgage, simplifying the financing process. Whether you’re starting from the ground up or upgrading a fixer-upper, these programs offer flexible options to bring your vision to life.
Backed by the U.S. Department of Agriculture and offer zero down payment options for eligible buyers in rural and suburban areas. These loans feature competitive interest rates and flexible credit guidelines, making homeownership more accessible. USDA loans are a great fit for buyers looking to purchase a primary residence in qualifying locations with affordable, long-term financing.
DPA programs help homebuyers cover part or all of their down payment through grants, second mortgages, or forgivable loans. Available through local, state, and national programs, DPA can reduce your upfront costs and make homeownership more affordable. Whether you’re buying your first home or returning to the market, we’ll help you explore assistance options you may qualify for.
DSCR loans are designed for real estate investors and qualify based on rental income, not personal income. These loans use the property’s cash flow to determine eligibility, making it easier to finance investment properties without tax returns or traditional documentation. DSCR loans are ideal for growing your real estate portfolio with flexible underwriting and faster approvals.
Perfect for self-employed borrowers with contract or freelance income, this loan uses 1099 forms and bank statements instead of W-2s to verify earnings. With flexible qualification guidelines, it’s a smart option for independent professionals, gig workers, and entrepreneurs who may not qualify for conventional mortgage programs making homeownership more accessible for those with non-traditional income.
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A Home Equity Line of Credit (HELOC) allows you to borrow against your home’s equity through a flexible credit line. Use funds as needed for renovations, large purchases, or debt consolidation. With competitive rates and interest-only payment options during the draw period, a HELOC gives you control, convenience, and ongoing access to the value you’ve built in your home.
A Home Equity Line of Credit (HELOC) allows you to borrow against your home’s equity through a flexible credit line. Use funds as needed for renovations, large purchases, or debt consolidation. With competitive rates and interest-only payment options during the draw period, a HELOC gives you control, convenience, and ongoing access to the value you’ve built in your home.
A reverse mortgage allows homeowners aged 62 and older to access the equity in their home without selling or making monthly mortgage payments. Funds can be used for retirement income, medical expenses, home improvements, or paying off existing loans. This FHA-insured program helps seniors stay in their home while converting equity into tax-free cash with flexible payout options.
With nearly 20 years of experience originating home loans, I bring a consultative, client-first approach to residential, land and commercial lending. I specialize in guiding buyers and homeowners through complex financing decisions with clarity, customized solutions, and a high level of professionalism from application through closing.
From first-time homebuyers to seasoned investors, we offer a wide range of Home Loan and Mortgage solutions designed to meet your unique needs. Discover competitive rates, flexible terms, and expert support to help you achieve your homeownership goals.
Ready to take the next step? Whether you’re buying your first home, refinancing, or exploring your loan options, we’re here to help. Get in touch today and let our experts guide you through a smooth and stress-free home loan process. Your journey to the perfect home starts now.
Whether you are comparing fixed rates and ARMs, exploring FHA, VA, USDA, jumbo, or looking at HELOC and down payment assistance options, we break it down in plain English so you can choose the right loan with confidence.
What is the difference between a fixed rate mortgage, an ARM, and a temporary buydown, and how do I choose the right one?
A fixed rate mortgage keeps the same interest rate for the full term, which gives you stable principal and interest payments and is ideal if you want long term predictability. An adjustable rate mortgage, or ARM, starts with a fixed rate for a set period such as 5, 7, or 10 years, then adjusts based on an index plus a margin, with caps that limit how much the rate can change. ARMs can be a smart fit if you plan to sell or refinance before the first adjustment or you want a lower starting payment. A temporary buydown is different from both because it uses seller or lender credits to reduce your payment for the first one to three years, then the payment returns to the normal amount based on the note rate. Percent Mortgage by ARBOR Financial Group helps you compare monthly payments, total interest, and your expected time in the home so you can choose the option that matches your budget and timeline.
What is a HELOC or second mortgage, and when does it make sense instead of refinancing my first mortgage?
A HELOC and a home equity loan, often called a second mortgage, let you borrow against the equity in your home while keeping your existing first mortgage in place. A HELOC works like a revolving credit line where you can draw funds as needed during the draw period, while a home equity loan gives you a one time lump sum with a set repayment schedule. These options can make sense when your current first mortgage rate is already strong and you do not want to replace it with a higher rate, or when you need funds for home renovations, debt consolidation, education costs, or large purchases. Because terms and rates vary and many HELOCs have variable rates, Percent Mortgage reviews your goals, expected payoff timeline, and combined loan to value so you understand cash to close, monthly payments, and the long term cost before you move forward.
An FHA loan is a mortgage insured by the Federal Housing Administration that is designed to make homeownership more accessible for qualified buyers, including first time homebuyers and borrowers with limited down payment or credit history. FHA guidelines are often more flexible than conventional loans, and FHA loans can allow gifted funds and higher debt to income ratios in many cases, depending on the overall file. FHA loans also include upfront and monthly mortgage insurance, which impacts the monthly payment and long term cost, so it is important to compare FHA versus conventional options. Percent Mortgage by ARBOR Financial Group helps you understand FHA requirements, what you may qualify for, and whether FHA is the most cost effective path for your purchase or refinance.
A VA loan is a mortgage backed by the U.S. Department of Veterans Affairs for eligible service members, veterans, and some surviving spouses. VA loans are known for strong benefits, including the possibility of zero down payment, no monthly mortgage insurance, and flexible underwriting compared to many other loan types. Some VA loans include a one time funding fee, although certain borrowers may be exempt, and closing costs still apply. Percent Mortgage can help you confirm eligibility, review your Certificate of Eligibility, and compare VA purchase or VA refinance options so you can maximize the VA benefit and choose terms that match your financial goals.
A USDA loan is a mortgage supported by the U.S. Department of Agriculture that can help eligible buyers purchase a primary residence in qualifying rural and some suburban areas. Many USDA loans allow zero down payment, but eligibility is based on both the property location and household income limits, which vary by area and household size. USDA loans also include guarantee fees similar to mortgage insurance, typically an upfront fee and a monthly fee, which affect the overall payment. Percent Mortgage by ARBOR Financial Group can quickly check an address for USDA eligibility and review income guidelines so you know whether USDA is a good fit before you start shopping or writing offers.
What is a Non QM loan, and how do bank statement and DSCR mortgages help self employed borrowers and investors qualify?
Non QM, meaning Non Qualified Mortgage, refers to loan programs designed for borrowers who do not fit standard conventional documentation, often because income is complex, tax write offs are high, or the borrower is focused on investment property financing. A bank statement loan can allow self employed borrowers to qualify using 12 to 24 months of business or personal bank deposits instead of tax returns, which can better reflect cash flow. A DSCR loan, or Debt Service Coverage Ratio loan, is commonly used for real estate investors and focuses mainly on the rental income of the property compared to the housing payment rather than personal income. Non QM loans are regulated and fully underwritten, but pricing, down payment, and guidelines vary widely by program. Percent Mortgage helps you choose the right Non QM option based on your goals, whether you are self employed, buying an investment property, using DSCR, or looking for a bank statement mortgage.
What is a commercial real estate loan and what should I expect in the approval process?
A commercial loan finances property used for business purposes such as office, retail, industrial, or mixed use buildings, and underwriting is based on both the borrower and the property’s performance. Commercial loans often have different structures than residential mortgages, including shorter terms, fixed periods, adjustable components, and in some cases balloon payments. Lenders typically request items like business financials, tax returns, rent rolls, income and expense statements, and details about the property and borrower experience. Percent Mortgage by ARBOR Financial Group helps you structure the request, package documentation properly, and compare lender options so you can move through underwriting with fewer delays and clearer expectations.
Can I finance land or a vacant lot, and what affects approval and down payment requirements?
Land and lot loans help finance the purchase of vacant property, but they usually require larger down payments and tighter guidelines than a typical home purchase because there is no completed home securing the loan. The type of land matters, since improved lots with utilities and road access are generally easier to finance than raw land with limited infrastructure. Lenders also consider location, intended use, zoning, and your plan for building, including whether you want to buy land now and build later or pursue a construction loan or construction to permanent financing. Percent Mortgage can review the specific parcel, explain realistic down payment and documentation expectations, and map a plan that supports both the land purchase and your future build timeline.
A conventional loan is a mortgage that is not backed by a government agency like FHA, VA, or USDA. It is one of the most common home loan options and is often a great fit for borrowers with solid credit, stable income, and the ability to bring a down payment. Conventional loans can be used for primary residences, second homes, and investment properties, and they typically offer flexible term options like 15 year or 30 year. If your down payment is less than 20 percent, you may have private mortgage insurance, but unlike FHA, that mortgage insurance can usually be removed later once you reach enough equity, depending on the loan structure. Percent Mortgage by ARBOR Financial Group helps you compare conventional pricing, payment options, and mortgage insurance scenarios so you choose the most cost effective path for your purchase or refinance.
A jumbo loan is a mortgage that exceeds the standard conforming loan limits and is commonly used for higher priced homes in many markets. Because jumbo loans are larger, lenders often place more emphasis on strong credit, verified income, asset reserves, and overall financial stability. Jumbo guidelines can vary by lender, which means the best option is not always the one with the lowest advertised rate, it is the one that matches your full financial picture and closes smoothly on time. Percent Mortgage by ARBOR Financial Group will help you understand down payment expectations, reserve requirements, and documentation needs, then match you with the right jumbo program for your goals, whether you are purchasing, refinancing, or relocating.
What are down payment assistance programs and how do I know if I qualify?
Down payment assistance programs, often called DPA, help eligible homebuyers cover some of the upfront costs of buying a home, such as the down payment and sometimes closing costs. These programs may be offered through state housing agencies, local municipalities, or specialized lenders, and they can come in different forms such as grants, forgivable loans, or deferred payment second mortgages. Qualification is typically based on factors like income, purchase price, location, credit profile, and whether you are a first time homebuyer, although some programs allow repeat buyers as well. Because DPA rules vary widely by area, Percent Mortgage by ARBOR Financial Group can check what programs are available where you are buying, explain the tradeoffs between assistance and interest rate, and help you structure an offer that remains competitive while still maximizing available benefits.
