Find the program that fits how you earn.

Conventional

Buyers and homeowners with steady, documented income and solid credit.

The most widely used mortgage in the country, backed by Fannie Mae and Freddie Mac guidelines. Good credit and steady income usually earn the best pricing here, and private mortgage insurance can be removed once you build enough equity.

FHA

First-time buyers and borrowers who need flexibility on credit or down payment.

Insured by the Federal Housing Administration, FHA loans allow lower credit scores and a smaller down payment than most conventional loans. A strong option if you are rebuilding credit or buying your first home.

VA

Eligible veterans, active-duty service members and surviving spouses.

Guaranteed by the Department of Veterans Affairs. Eligible borrowers can often buy with a low down payment and no monthly mortgage insurance. We request your Certificate of Eligibility for you.

Jumbo

Buyers of higher-priced homes that need a loan above the conforming limit.

For loan amounts above the $832,750 baseline conforming limit set by the FHFA for 2026. Jumbo pricing varies widely from lender to lender, which is exactly where shopping across wholesale lenders pays off.

Conforming loan limit source: FHFA, 2026 baseline for one-unit properties.

One-Time Close Construction

Buyers who want to build a new home on a lot they own or are buying.

Finance the lot, the build and your permanent mortgage with one loan and one closing. Funds are released in draws as work is inspected, and the loan converts to your permanent mortgage when the home is complete. Conventional, FHA and VA versions depending on the lender.

HELOC

Homeowners who want flexible access to their equity without refinancing their first mortgage.

A revolving line secured by your home that you draw on as needed during a draw period, then pay down during a repayment period. The rate is usually variable, and your first mortgage stays in place. We compare HELOC programs across lenders.

Fixed-Rate Second Mortgage

Homeowners who want a lump sum of cash without giving up the rate on their first mortgage.

A closed-end second lien that pays a lump sum at closing and is repaid with a fixed rate and a fixed payment. Your first mortgage stays untouched. A good fit for one known cost, such as a renovation or paying off other debts.

Bank Statement

Business owners, self-employed and 1099 earners whose tax returns understate what they make.

Qualify on the deposits that actually hit your account instead of the net income on your tax return. Built for the way South Florida business owners earn.

DSCR

Real estate investors buying or refinancing rental property.

The loan is underwritten on the property's rental income compared with its payment (the debt service coverage ratio), not on your personal income. Close in your name or your LLC's.

Profit and Loss

Self-employed borrowers with a CPA or tax preparer who can prepare a P&L.

Qualify on a profit and loss statement prepared by your CPA or tax preparer. Often the simplest path when your business deposits are mixed with other money.

Hard Money

Investors who need speed: fix-and-flip, bridge financing, auction or time-sensitive purchases.

Short-term, asset-based financing that can close in days instead of weeks. Use it to win the deal, renovate, then refinance into long-term financing such as DSCR. Business-purpose loans only.

Fix and Flip

Investors buying a property to renovate and resell.

Short-term financing sized on the purchase price, the renovation budget and the after-repair value, with rehab funds released in draws as work is completed. Experience can improve your terms. Business-purpose loans only.

Bridge Loan

Buyers and investors who need to close on the next property before the current one sells or long-term financing is ready.

Short-term financing that covers a timing gap, such as buying your next property before selling the current one, or closing fast and refinancing into long-term financing later. Every bridge loan needs a clear exit plan.

Stated Income

Investors financing a rental or other non-owner-occupied property for business purposes.

You state your income on the application and it must be reasonable for your line of work. Because of federal Ability-to-Repay rules, this program is only for business-purpose investment loans, never for a home you will live in.

ITIN

Borrowers who file taxes with an Individual Taxpayer Identification Number instead of a Social Security number.

Homeownership without a Social Security number. We work with lenders that accept ITIN borrowers and can often use alternative credit history when a traditional credit report is thin.

Foreign National

Non-U.S. residents buying a second home or investment property in the United States.

Buy in Miami while living abroad. No U.S. credit history is required with many of our lenders, and we coordinate document translation and international verification.

Commercial

Business owners and investors financing income-producing commercial property.

Purchase and refinance financing for commercial real estate, placed with banks, private lenders and agency programs depending on the deal. Business-purpose loans only.

Multifamily

Investors buying or refinancing apartment buildings with five or more units.

Commercial financing that qualifies mainly on the building's net operating income and debt service coverage, placed with agency-style, bank, bridge and DSCR-style lenders depending on the deal. Business-purpose loans only.

FHA Streamline

Homeowners who already have an FHA loan and want better terms with less paperwork.

Refinance your current FHA loan without income documentation or an appraisal. You need a net tangible benefit, enough seasoning on your current loan and a recent on-time payment history. Lenders may add their own requirements.

VA IRRRL Streamline

Veterans and service members who already have a VA loan and want to lower their rate.

The VA Interest Rate Reduction Refinance Loan replaces your current VA loan with a new one. VA does not require an appraisal or income verification, although lenders may add overlays. No cash out, and a net tangible benefit is required.

WVOE Only

Salaried W-2 employees who prefer not to provide tax returns or whose returns show heavy deductions.

Qualify with a Written Verification of Employment that your employer completes, similar to Fannie Mae Form 1005, instead of pay stubs, W-2s and tax returns. Usually a non-QM program built for wage earners with a stable job history.

1-Year Tax Return

Self-employed borrowers and others with a recent change who want to qualify on one year of tax returns.

Qualify using one year of tax returns instead of the usual two. Available through some agency loans with an automated underwriting approval and through non-QM programs, depending on your file. Helpful when your latest year is your strongest.

Condotel (Condo Hotel)

Buyers of units in condo-hotel buildings that most conventional lenders will not finance.

Financing for units in buildings that operate like a hotel, with a front desk, a rental program and daily rentals. We work with lenders that finance condo-hotel projects and review the building's rules before you commit.

New Construction Condo

Buyers of units in newly built or still-selling condo projects.

Presale levels, unfinished phases or a brand-new association can make a new project ineligible with many lenders. We compare lenders that finance new condo projects so your closing is not held up by the building.

Non-Warrantable Condo

Buyers and owners of condos in projects that do not meet Fannie Mae or Freddie Mac guidelines.

Financing for condos in buildings with issues such as high investor concentration, commercial space, pending litigation, low reserves or short-term rental policies. Common in Miami, and we compare lenders that finance these projects.