1099 Only
Qualify off one or two years of 1099s with no tax returns and no deposit analysis. Cleaner than a bank statement loan when nearly all your income arrives on a 1099.
Learn more →Asset Depletion
Turns a documented balance sheet into qualifying income. The go-to for retirees and anyone with real assets and thin reportable income.
Learn more →Bank Statement
If write-offs make your tax returns understate what you actually earn, this is the fix. Income comes from 12 or 24 months of deposits instead of returns.
Learn more →Bridge Loan
Short-term financing used when a property or borrower is not yet ready for permanent debt — or when timing requires capital before another sale, refinance, lease-up or stabilization event.
Learn more →Cash-Out Refinance
Replaces your existing first mortgage with a larger one and hands you the difference. Makes sense when today's rate is at or below what you already have.
Learn more →Commercial Property
Office, retail, warehouse, industrial, self-storage, hospitality, and special purpose. Underwriting looks at the asset and its cash flow first.
Learn more →Commercial Real Estate Line of Credit
A revolving or draw-based credit facility for experienced real-estate owners who want reusable capital for acquisitions, improvements, deposits or portfolio needs rather than closing a new mortgage for every opportunity.
Learn more →Construction-to-Permanent
Owner-occupied construction financing designed to fund land and home construction, then transition into permanent residential mortgage financing. One-close and two-close structures exist depending on lender/program.
Learn more →Conventional
The standard home loan. As little as 3% down for first-time buyers, and PMI falls off automatically at 78% LTV. Works further down the credit scale than most people expect when equity and DTI line up.
Learn more →DSCR Rental
The workhorse of investor lending. The property qualifies itself — rent divided by the payment gives a DSCR ratio, and your tax returns never come up.
Learn more →FHA
Built for buyers whose credit is still healing. 3.5% down at 580 and up, 10% below that — and some lenders write into the low 500s. MIP is not credit-score based, so 580 and 780 pay the same rate.
Learn more →FHA 203(k) Limited
The lighter version, often called the streamline. Up to $75,000 of non-structural work with no HUD consultant and far less paperwork than the standard 203(k).
Learn more →FHA 203(k) Standard
Buy a house and finance a full gut renovation in one loan, based on what the home will be worth when the work is done. Structural work, additions, and moving walls all qualify.
Learn more →Fix & Flip / Bridge
Short-term money for buying, renovating, and exiting. Sized against LTC and ARV rather than your income, with rehab funds released on a DRAW.
Learn more →Fixed Second Mortgage (HELOAN)
A one-time lump sum in LIENPOS behind your first mortgage, at a fixed rate for a fixed term. Predictable payment, no variable-rate exposure.
Learn more →Foreign National Investor
Investor financing for eligible non-U.S. citizens who live primarily outside the United States. Programs often qualify the property and borrower without requiring a traditional U.S. income/credit profile.
Learn more →Ground-Up Construction
Finances a build from raw land through certificate of occupancy, funded on a DRAW as work is inspected and completed.
Learn more →HELOC
A revolving line you draw against and repay repeatedly, secured by your home. Usually IO during the draw period, then it converts to amortizing.
Learn more →HomeStyle Renovation
Fannie Mae's renovation loan. Conventional pricing, no upfront mortgage insurance, and unlike 203(k) it works on second homes and investment property.
Learn more →ITIN Mortgage
Mortgage programs designed for eligible borrowers who use an Individual Taxpayer Identification Number rather than a Social Security number. Documentation, residency, credit alternatives and down-payment requirements vary by lender.
Learn more →Jumbo Mortgage
A mortgage for loan amounts above the applicable conforming limit. Jumbo underwriting is lender-specific, so liquidity, reserves, credit and property profile can matter more than on a standard agency loan.
Learn more →Land & Farm
Raw land, finished lots, and agricultural acreage. What the parcel is zoned for and whether it carries ENTITLE drives everything.
Learn more →Multifamily & Mixed Use
Five units and up crosses from residential into commercial underwriting, even though it still feels like housing. Mixed use adds a commercial square footage cap.
Learn more →No-Ratio & No-Doc
No income stated, no employment verified, no DSCR tested. Equity and credit carry the entire file. Available on both primary homes and investment property, with very different limits.
Learn more →Non-Warrantable Condo
Specialized financing for condominium units in projects that do not meet standard Fannie Mae, Freddie Mac, FHA or VA project requirements. The borrower can be excellent and still need a specialty condo lender because the issue is the project.
Learn more →Portfolio & Blanket
Wraps multiple rental properties into a single loan with one payment and one closing. Worth it once individual financing becomes the bottleneck.
Learn more →Profit & Loss Only
When deposits are lumpy or seasonal, a profit and loss statement can carry the file instead. Often the cleanest path for businesses that invoice in large, irregular chunks.
Learn more →Reverse Mortgage / HECM
A Home Equity Conversion Mortgage is the federally insured reverse-mortgage program for eligible homeowners. Instead of making a traditional monthly principal-and-interest mortgage payment, the borrower accesses home equity under program rules while continuing to meet property-charge and occupancy obligations.
Learn more →SBA 504 Owner-Occupied Real Estate
A fixed-asset program commonly used by eligible operating businesses to acquire, build or improve owner-occupied commercial real estate and major equipment. The structure typically combines a bank first mortgage, a CDC/SBA-backed second component and borrower equity.
Learn more →SBA 7(a) Business + Real Estate
A flexible SBA-guaranteed business loan that can finance eligible business acquisitions, owner-occupied real estate, equipment, working capital and certain related costs in one structure.
Learn more →Short-Term Rental DSCR
A DSCR-style investment loan designed for short-term rentals where qualifying income may come from established property history, appraisal market-rent analysis or lender-approved short-term-rental projections.
Learn more →USDA Rural
No down payment at all, but the property must sit in a USDA-eligible area and household income is capped. The eligible map is broader than people assume.
Learn more →VA
The strongest program in the business if you qualify. No down payment, no monthly mortgage insurance at any LTV, and no loan limit with full entitlement.
Learn more →VA Renovation
Combines VA's zero-down benefit with renovation financing. Buy a home that needs work with no money down and no monthly mortgage insurance.
Learn more →Not sure which program fits?
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