Find the Mortgage Loan
That Fits Your Needs

The first step toward purchasing your dream home is making sure you have the right financing in place. Since most homebuyers are not paying in cash, securing a mortgage loan is an important part of the process. However, not all mortgage loans are the same. Different loan programs are designed for different needs, financial situations, and goals.

Explore the options below to find the mortgage loan that may be right for you. If you’re unsure which option best fits your situation, I’m here to help guide you every step of the way.

Conventional Loan

A conventional mortgage loan is a “conforming” loan. It means that it meets the requirements for Fannie Mae or Freddie Mac.

Fannie Mae and Freddie Mac are government-sponsored enterprises that purchase mortgages from lenders and sell them to investors. This frees up lenders’ funds so they can get more qualified buyers into homes.

Generally, conventional loans have stricter credit requirements that FHA or VA Loans.

Matrix:

  • Min FICO: 620
  • Max LTV: 95% (Some lenders offer 97% for first time homebuyers)
  • Cash-out Max LTV: 85%
  • Down Payment: 5% (Some lenders offers as low as 3% for first time homebuyers)
  • Max DTI: 50%
  • Gift Fund allowed.

Please consult your Loan Officer for more details.

Conventional Loan

FHA Loan

A Federal Housing Administration (FHA) loan is a home mortgage that is insured by the government and issued by a bank or other lender that is approved by FHA.

This loans comes with a 3.5% down payment and more flexible interest rates (as compared with conventional loans).

Matrix:

  • Min FICO: 580
  • Max LTV: 96.5% 
  • Down Payment: 3.5% 
  • Max DTI: 50%
  • Gift Fund allowed.

Please consult your Loan Officer for more details.

FHA Loan

VA Loan

A VA Loan is a Veterans Affairs (VA) guaranteed loan designed for service members, veterans and eligible surviving spouses to become homeowners.

This kind of loan offers no down payment options, no mortgage insurance and lenient credit requirements.

Matrix:

  • Min FICO: 580
  • Max LTV: 100% 
  • Down Payment: 0% 9Please consult your LO for applicants with non-spouse co-borrowers) 
  • Max DTI: N/A (41% of Residual Income)
  • Gift Fund allowed for Down Payment.

Please consult your Loan Officer for more details.

VA Loan

FHA Streamline Refinance

FHA Streamline Refinance refers to the refinance of an existing FHA loan which process requires limited borrower credit documentation and underwriting.

To qualify for an FHA Streamline, here are the requirements:

  • Your existing loan is an FHA loan.
  • You have at least 210 days passed between the date of your previous mortgage closing and your new application.
  • Six (6) months have passed between the time of your first mortgage payment is due and the close of your refinance.
  • You have made at least six payments on your current loan.
  • You have no more than one late mortgage payment in the last year, and none in the previous 6 months.

Please consult your Loan Officer for more details.

FHA Streamline Refinance

USDA Loan

The U.S. Department of Agriculture (USDA) home loans program offers mortgages to low-income residents of rural areas who cannot otherwise obtain a conventional mortgage.

USDA mortgage rates are government-assisted, which means buyers get access to lower interest rates and payments than with other government-backed programs like FHA and VA.

Please consult your Loan Officer for more details.

USDA Loan

VA IRRRL

VA Interest Rate Reduction Refinance Loan (IRRRL) is a streamline refinance for a VA Loan. VA IRRRL is primarily designed to reduce your monthly mortgage payments or make your payments more stable.

Please consult your Loan Officer for more details.

VA IRRRL (Refinance)

Loan Refinance

To refinance a loan is to secure a new and better loan and pay off your current loan. The reason for refinancing is any of the following:

  • Lower the interest rates.
  • Replace an adjustable-rate mortgage (ARM) to a fixed loan.
  • Payoff a mortgage faster.
  • Take cash-out.

Consult with your Loan Officer for more details.

Loan Refinance

Home Equity Line of Credit (HELOC)

The Home Equity Line of Credit (HELOC) is a type of secondary loan that is a good alternative when cash-out refinance does not make sense due to having a low-interest rate on their current mortgage.

HELOC accesses your home equity and convert it into a line of credit that typically has an initial draw period lasting 10 years. During this time, you can borrow money from the credit line as needed and make interest-only payments on what you’ve borrowed. 

Please consult your Loan Officer for more details.

HELOC

Home Equity Conversion Mortgage (HECM)

Home Equity Conversion Mortgage (HECM), also known as Reverse Mortgage, is a government-insured loan program that allows 62 years or older Americans to convert their home equity into cash and at the same time keeping the home that they love for the rest of their lives.

We have dedicated another website exclusively for learning reverse mortgage. Please click the link below.

Consul with your Loan Officer.

Reverse Mortgage

Jumbo Loan

A jumbo loan is a type of financing that exceeds the limits set by the Federal Housing Finance Agency (FHFA). As such, loan applicants must undergo more strict credit requirements, must have outstanding credit scores, low debt-to-income (DTI) ratio and must put up roughly 10%-15% down payment.

Please consult your Loan Officer for more details.

Jumbo Loan

Bank Statement Loan

A Bank Statement loan is a home loan program designed for self-employed/ business owners. For qualification purposes, the lender uses the deposits made into the business owner’s account as the source of income for qualification purposes, instead of using the applicant’s tax returns.

Please consult your Loan Officer for more details.

Bank Statement Loan

DSCR Loan

A Debt Service Coverage Ratio (DSCR) loan is one that qualifies borrowers through an investment property’s cash flow rather than the borrower’s income. DSCR loans are often utilized by real estate investors to qualify for mortgages and to buy investment properties.

The debt service coverage ratio (DSCR) is the ratio of an investment’s net operating income to its total debt service. It is a way of determining whether a borrower has enough cash flow to pay its current debt obligations.

DSCR Loan, however, cannot be used for primary residence.

Please consult your Loan Officer for more details

DSCR

P & L Loan

A profit and loss (P&L) loan is for business owners whose qualification is based on the company’s P&L statement.

A P&L loan gives business owners a chance to show their company’s profitability even if their tax returns and bank statements do not reflect this information.

P&L loans are most common for self-employed borrowers that take a lot of deductions at tax time. It is also great for business owners that do not have the bank statements to prove their regular income.

Please consult your Loan Officer for more details.

P&L Loan

WVOE Loan

Written Verification of Employment (WVOE) loans are mortgage programs that are considered alternative financing because they are neither Conventional nor government-issued loans. They are available through private lenders, but they are non-conforming to the Federal Housing Administration criteria. They only rely on the written verification of employment – thus the abbreviation WVOE loans.

If your client is a wage earner or has trouble meeting the requirements for Conventional mortgages, WVOE loans might work for them. There are regulations and criteria, but the process is much shorter and less stringent.

Please consult your Loan Officer for more details.

WVOE Loan

Asset Utilization Loan

With Asset Utilization, borrowers use  their assets to qualify for a mortgage provided they have substantial assets and they do not have to show income from any other source, including employment.

The assets are solely used to demonstrate that they have the ability to repay the loan. The lender will look at liquid assets as their loan collateral, similar to how W-2s and pay stubs are evaluated for a traditional Government or Conventional loan.

Please consult your Loan Officer for more details.

Asset Utilization Loan

Foreign National Loan

Can a foreign national purchase a property in the US? The answer is yes!

Foreign Nationals can qualify with documentation for the income generated in their residence country OR just with the cash flow from the subject property. However, Foreign National loans are intended to be used to purchase homes as investments, not primary residences.

Please consult your Loan Officer for more details.

Foreign National Loan

Non-Permanent Resident Loan

A non-permanent resident is a person living in the United States with a social security number but not a green card. Typically living in the United States for employment reasons, non-permanent residents can live here for years and want to buy their own homes and build equity.

The following visa types are eligible: E1-3, G1-5, H-1, H-1B, L-1, TC and TN-1.

Please consult your Loan Officer for more details.

NPR Loan

1099 Loan

1099 Loans are designed for deserving contractors, salespeople, or consultants. If they can prove they can afford the loan and their income is steady, they deserve the same loan treatment as with W-2 employees.

Please consult your Loan Officer for more details.

1099 Loan

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Discover testimonials from satisfied clients about their experience with our trusted real estate and mortgage services.

“Joey was truly a blessing throughout my home buying journey. As a first-time buyer, I had so many questions and concerns—but he walked me through every step with patience, honesty, and care. Not only did he help me find the perfect home, but he also secured the best loan option available at the time. I felt completely supported from start to finish. If you’re looking for someone who genuinely cares and knows what they’re doing, Joey is the one you want by your side!”

JOANNE M. | EASTVALE CA

“I can’t thank Joey enough for everything he did to make my home buying experience smooth and stress-free. He found a home that checked all my boxes and worked tirelessly to lock in a loan that fit my budget perfectly. I never felt rushed or confused—he explained everything clearly and always had my best interest at heart. You don’t just get an agent and loan officer with Joey—you get someone who truly cares.”

NANCY B. | ANAHEIM HILLS CA

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Can I Help You?

Hi, I’m Joey I. Narciso—the trusted professional behind Houses N Loans, your complete solution for buying, selling, and financing homes. As a licensed real estate agent and loan officer in California, I’m here to walk with you through every step of your journey with clarity, care, and confidence. Whether you’re planning your next move or just exploring your options, I’m ready to help.
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