Angela Whittaker, Mortgage Loan Officer  ·  NMLS #1927081  ·  Licensed Throughout California
LBA Loan Programs

More Paths to a Yes
Than Most People Know Exist

Purchase, refinance and investment programs across the board. Find the one that fits your situation — or let's talk it through and we'll tell you which ones actually apply to you.

🔑 Buying your first home? We will walk you through every first-time program you qualify for — what each one requires, what it covers, and how they stack — then get you pre-approved so you can shop with a real number instead of a guess. You may still count as a first-time buyer even if you have owned before. Look for the First-Time Buyer Eligible, First-Time Buyer Favorite and Start Here badges below.
First-Time Buyer Programs → Down Payment Assistance → FHA →
🏠 Already own your home? We will look at what your equity can actually do — lower the payment, consolidate debt, pull cash out, or open a line of credit without touching your first mortgage — and put the numbers side by side so you can see which one fits. If there is a next home, we can structure the financing to buy it before this one closes, so you move once instead of twice.
Lower My Rate or Payment → HELOC / HELOAN — Keep Your First → Cash-Out Refinance → Buy Before You Sell →
BUYING A HOME

Programs for purchasing โ€” including first-time buyers.

🏠FIRST-TIME BUYER FAVORITE

FHA Loans

  • Down payment as low as 3.5%
  • More flexible credit guidelines
  • Allows higher debt-to-income ratios
  • Best for buyers who need a little more help qualifying
Get Pre-Approved → Apply Now →
🏡FIRST-TIME BUYER ELIGIBLE

Conventional Loans

  • Down payment starting at 3%
  • No upfront mortgage insurance fee
  • Mortgage insurance drops off at 20% equity
  • Best for borrowers with strong credit and stable income
Get Pre-Approved → Apply Now →
🇺🇸

VA Loans

  • Exclusive to veterans and active-duty service members
  • Zero down payment
  • No private mortgage insurance
  • Flexible credit guidelines
Get Pre-Approved → Apply Now →
🏟

USDA Loans

  • 0% down payment
  • Reduced mortgage insurance costs
  • Income limits apply
  • Property must be in an eligible rural area
Get Pre-Approved → Apply Now →
💰FIRST-TIME BUYER FOCUSED

Down Payment Assistance

  • Grants and second loans that cover down payment and closing costs
  • CalHFA, GSFA and lender-paid grants — plus California Dream For All when its funding rounds open
  • Often pairs with FHA or Conventional
  • Income and purchase-price limits vary by program and by county
Get Pre-Approved → Apply Now →
🔑START HERE

First-Time Buyer Programs

  • Down payment assistance and closing cost help — grants, deferred second mortgages, or both
  • “First-time” usually means you have not owned a home in the last three years — not never
  • Down payments as low as 3% conventional or 3.5% FHA
  • Income limits are set by county, so what rules you out in one area may not in another
  • First-time programs, down payment assistance, FHA and conventional can often be layered together
Get Pre-Approved → Apply Now →
🏢

Jumbo Loans

  • Conforming limits vary by county — we will tell you which side of the line you are on
  • Reserve requirements apply: months of payments in the bank after closing
  • Self-employed and complex income accepted through non-QM jumbo
  • Fixed, adjustable and interest-only structures available
Get Pre-Approved → Apply Now →
🔨

203(k) Renovation

  • Buy the home and finance the repairs in one loan
  • Covers structural and cosmetic work
  • Based on the value after improvements
  • Good fit for homes that need work before move-in
Get Pre-Approved → Apply Now →
🏗

Construction Loans

  • Finance the build from the ground up
  • Funds released in stages as work completes
  • Converts to permanent financing when finished
  • For custom builds and major rebuilds
Get Pre-Approved → Apply Now →
🔑FIRST-TIME BUYER PATHWAY

Rent to Own

  • A housing agency buys the home — you move in and your payments go toward owning it
  • Your price is locked at today's value, so the appreciation is yours
  • Built for credit in the 500s with twelve months of rental history
  • Finish by assuming the loan or refinancing into your own name
Get Pre-Approved → Apply Now →
🏙

Manufactured Home Loans

  • Land-and-home or chattel financing, depending on whether you own the land
  • Permanent foundation and HUD certification required for real-property financing
  • Space rent counts in your qualifying ratios on park homes
  • Fewer lenders write these — we place them regularly
Get Pre-Approved → Apply Now →
SELLING, REFINANCE & EQUITY

For homeowners — moving to the next home, lowering the payment, or putting equity to work.

🚚

Buy Before You Sell

  • Make a non-contingent offer using equity unlocked from your current home
  • Your current mortgage comes off your debt-to-income while you own both
  • If it does not sell in 120 days, the program purchases it at the agreed payoff value
  • Move once, and list the old home empty so it shows better
Get Pre-Approved → Apply Now →
🔗

Bridge Loans

  • Short-term financing secured by the equity in your current home
  • Funds the down payment on the next one before this one closes
  • Interest accrues and the balance is repaid when the departing home sells
  • For when you want the timing solved inside the financing itself
Get Pre-Approved → Apply Now →
📈

Rate & Term Refinance

  • Lower the monthly payment or move off an adjustable rate
  • Shorten the term — a 15 or 20 year payoff instead of restarting the clock at 30
  • The real question is break-even: how many months until the savings cover the costs
  • Dropping mortgage insurance can matter more than the rate itself
Get Pre-Approved → Apply Now →
💵

Cash-Out Refinance

  • Pull cash out of your equity for home improvements, debt payoff, tuition or investing
  • How much you can pull varies by program and property type, so do not assume you are capped
  • One loan, one payment — your existing mortgage and the cash you take are combined
  • If your current rate is worth keeping, we will compare this against a HELOC first
Get Pre-Approved → Apply Now →
🏦

HELOC / HELOAN

  • Home improvements, debt payoff, tuition, or a down payment on the next property
  • Access equity without refinancing your first mortgage, so your current rate stays put
  • HELOC is a revolving line; HELOAN is a lump sum
  • Draw only what you need, when you need it
Get Pre-Approved → Apply Now →
🌴AGE 62+

Reverse Mortgage

  • For homeowners aged 62 and older
  • Convert equity to income or a line of credit
  • No monthly mortgage payment required
  • You keep the title — taxes and insurance still apply
Get Pre-Approved → Apply Now →
INVESTOR & SPECIALTY

Financing built around a strategy rather than a paycheck.

📊

DSCR Investor Loans

  • Qualify on the property income, not your tax returns
  • Built for investors holding multiple doors
  • No personal income documentation
  • Purchase or refinance
Get Pre-Approved → Apply Now →
📜

Non-QM Loans

  • When standard agency guidelines do not fit
  • Asset depletion, P&L, and alternative documentation
  • Options after a credit event
  • Common for self-employed and complex income
Get Pre-Approved → Apply Now →
🏦

Bank Statement Loans

  • Qualify on deposits instead of tax returns
  • 12 or 24 months of statements
  • Built for self-employed borrowers
  • Higher down payment typically required
Get Pre-Approved → Apply Now →
🛠

Fix & Flip

  • Purchase plus rehab capital in one facility
  • Structured around your exit timeline
  • Short-term by design
  • Draws released as work completes
Get Pre-Approved → Apply Now →
Calculators Two tools — tap either tab below
Estimated purchase price
—

Rough estimate based on a 43% debt-to-income guideline with an allowance for taxes, insurance and mortgage insurance. Down payment defaults to 3.5%, the FHA minimum. The rate shown is a starting assumption you can change — it is not a quoted rate. Not a quote, an offer, a pre-approval, or a commitment to lend.

Get Pre-Approved → Apply Now →
Estimated principal & interest
—

Principal and interest only. Excludes property taxes, insurance, HOA dues and mortgage insurance. The rate shown is a starting assumption you can change — it is not a quoted rate. Not a quote, an offer, or a commitment to lend.

Get Pre-Approved → Apply Now →
📈Calculators