California purchase loans guided by licensed professionals — clear process, fast answers, no guesswork.
620+ FICO typical
Primary, second, and investment properties
Loan amounts up to county loan limits
High Balance available above standard conforming limits
Down payment as low as 3% (scenario-based)
LTVs up to 97% on eligible purchase transactions
5-, 7-, and 10-year ARMs available
Temporary Rate Buydowns available
Eligible for single-family homes, condos, PUDs, co-ops*, and eligible manufactured homes
580+ FICO minimum
Primary residence purchases only
LTVs up to 97.75% on eligible purchase transactions
Loan amounts up to FHA county loan limits
All fixed-term FHA mortgages available
3/1 and 5/1 FHA ARM options available (scenario-based)
Down payment as low as 3.5%
Eligible for single-family homes, condos, PUDs, and single- or multi-wide manufactured homes
Jumbo FHA available above conforming limits up to FHA mortgage limits (scenario-based)
660–700+ FICO typical (program-based)
Primary, second, and investment property purchases
Loan amounts above conforming limits up to $5M
LTVs up to 80–90% depending on structure and occupancy
Up to 50% DTI on eligible scenarios
Reserve requirements apply and vary by loan amount and occupancy
One or two appraisals required on higher loan amounts
Temporary rate buydowns available on select 30-year fixed purchase scenarios
620–700+ FICO typical, program-based
Self-employed borrowers only, at least one borrower must be self-employed
Primary, second, and investment property purchases
Loan amounts from $100,000 up to $3–3.5M depending on scenario
LTVs up to 85–90% based on structure and occupancy
Up to 50–55% DTI on eligible scenarios
12 months of consecutive bank statements required
Reserve requirements apply and vary by loan amount and property type
One or two appraisals required on higher loan amounts
Temporary rate buydowns available on select 30-year fixed purchase scenarios
620–700+ FICO typical depending on structure
Investment property purchases only
Loan amounts from $50,000 up to $3M
LTVs up to 70–80% depending on program and term
Minimum DSCR ranges from 0.00 to 1.00 based on scenario
Up to 20 financed properties, some programs allow no limit
Eligible to close in an LLC
Minimum 3–6 months of reserves required
Interest-only options available on select programs
Prepayment penalty options may apply
Gift funds allowed on select low-LTV scenarios
660+ FICO typical
Self-employed, independent contractors, and gig workers
Primary, second, and investment property purchases
Qualification based on 1–2 years of 1099 income with current-year verification
Loan amounts from $150,000 up to $3–4M depending on program
Purchase LTVs up to 85–90% depending on structure
Up to 50% DTI on eligible scenarios
10-year interest-only options available on select programs
Fixed and adjustable terms available
Reserve requirements apply and vary by loan amount and occupancy
680+ FICO typical
W-2 employees qualifying via written verification of employment
Primary residence purchases only
Qualification based on employer verification and recent payroll deposits
Loan amounts from $150,000 up to $3M
Purchase LTVs up to 80% depending on structure
Up to 50% DTI on eligible scenarios
10-year interest-only options available on select programs
Fixed and ARM terms available
Reserve requirements apply and vary by loan amount
680+ FICO typical
Self-employed business owners and entrepreneurs
Primary residence purchases only
Qualification based on 12–24 months CPA- or EA-prepared Profit & Loss statements
Borrower attestation of most recent tax return preparation required
Loan amounts from $150,000 up to $3M
Purchase LTVs up to 80% depending on structure
Up to 50% DTI on eligible scenarios
10-year interest-only options available on select programs
Fixed and ARM terms available
Reserve requirements apply and vary by loan amount
660+ FICO typical
Borrowers qualifying based on eligible liquid assets rather than employment income
Primary, second, and investment property purchases
Qualification based on converting eligible assets into a monthly income stream
Loan amounts from $150,000 up to $3M
Purchase LTVs up to 80% depending on structure
Up to 50% DTI on eligible scenarios
10-year interest-only options available on select programs
Fixed and ARM terms available
Reserve requirements apply and vary by loan amount and occupancy
No U.S. credit score required
Non-U.S. citizens purchasing U.S. investment properties
Investment property purchases only (1–4 units)
Qualification based on rental income using DSCR methodology
Purchase LTVs up to 65–75% depending on program and DSCR
Minimum DSCR requirements apply (program-based)
Short-term and long-term rental properties eligible
Eligible to close in an LLC or other approved entities
Loan amounts from $150,000 up to $1.5M
Reserve requirements apply and vary by structure
680+ FICO
Investment property purchases and refinances
Blanket loans covering 3–25 properties under one loan
1–4 unit residential properties and warrantable condos only
Qualification based on rental income using DSCR methodology
Minimum DSCR of 1.20
Loan amounts from $400,000 to $3,000,000
Purchase LTV up to 70%
Rate/term and cash-out refinances up to 65% LTV
Prepayment penalties may apply
Reserve requirements range from 6–50 months PITIA based on loan size and number of properties
660+ FICO typical
Primary, second home, and investment property purchases
Standard W-2 or tax return income documentation
Purchase LTV up to 90% (program-based)
Up to 50% DTI
Fixed-rate and ARM options available
10-year interest-only option available
Loan amounts from $150,000 to $3,000,000
Confirm the target purchase price and whether an offer is pending, accepted, or upcoming.
Identify whether the property is a primary residence, second home, or investment property.
Clarify whether the goal is lowest payment, fastest closing, highest leverage, or offer strength.
Provide a reasonable value estimate to guide loan structure and appraisal expectations.
Confirm available funds and whether they come from cash, proceeds, gift, or other eligible sources.
Outline employment type (W-2, self-employed, investor), income sources, and complexity level.
Share an approximate credit range to determine eligible loan programs and pricing tiers.
Identify contract deadlines, desired closing date, and any time-critical constraints.
It means a licensed mortgage loan originator will review your specific purchase situation and outline viable loan structures based on your goals, timeline, and property details. This is an analytical review—not a rate quote or a commitment.
No. You may submit a scenario before or after an offer is accepted. Early review often strengthens your offer by identifying the most reliable loan structure and closing timeline in advance.
We assist with a range of California residential purchase scenarios, including:
Primary residences
Second homes
Investor purchases
LLC or entity purchases (where eligible)
Final loan eligibility is determined through application and underwriting.
Not initially. A purchase loan scenario review helps determine whether and how a loan may be structured. If the scenario is viable, the next step is completing the Uniform Residential Loan Application (1003) and receiving a Loan Estimate (LE).
Purchase scenarios are typically reviewed promptly. A licensed mortgage professional will follow up to confirm details, outline next steps, or advise if the scenario is not a fit—so you can proceed with clarity.
A licensed professional will review your scenario and respond promptly.
