Loan options
Find the right mortgage, not just a mortgage
Every program we offer, explained in plain English: what it costs, who qualifies, and when it's the right tool. Jump to the group that sounds like you, or tell us your situation and a local loan advisor will point you the right way.
Not sure which of these you are? Answer eight questions and we'll narrow it to the two or three worth your time, on the page, before anyone asks for your name. There's a version for refinancing too.
The standard programs
What most buyers use. Conventional, FHA, VA, USDA and jumbo, qualified on tax returns, W-2s and a credit score.
One rate, forever
Fixed-rate mortgage
How a fixed-rate mortgage works, who it fits, 15 vs. 30-year terms, and honest pros and cons from a Michigan-based direct lender.
Read the guide →3% down
Conventional loans
What a conventional loan is, 2026 conforming limits, PMI rules, credit and down payment requirements, and how it compares to FHA.
Read the guide →Lower intro rate
Adjustable-rate (ARM)
How ARMs work: 5/6, 7/6, and 10/6 structures, rate caps, who they fit, and honest risks, explained by a Michigan direct lender.
Read the guide →3.5% down
FHA loans
FHA loan requirements for 2026: 3.5% down, credit from 580, loan limits, MIP costs, and an honest FHA vs. conventional comparison.
Read the guide →Buy + renovate, one loan
FHA 203(k) renovation
How the FHA 203(k) loan finances a home purchase and renovation together: Limited vs. Standard, requirements, costs, and trade-offs.
Read the guide →$0 down
VA loans
VA loan benefits for 2026: zero down, no monthly mortgage insurance, funding fee tables, eligibility rules, and honest trade-offs.
Read the guide →$0 down
USDA loans
USDA loan requirements for 2026: zero down for eligible rural and suburban areas, income limits, guarantee fees, and trade-offs.
Read the guide →Above $832,750
Jumbo loans
Jumbo loan basics for 2026: when a loan exceeds the $832,750 conforming limit, requirements, costs, and how jumbos differ from conforming.
Read the guide →
Self-employed, investors and ITIN borrowers
Qualify on bank statements, rental income, assets or an ITIN instead of tax returns and a Social Security number. We carry one of the largest non-QM and alternative lineups anywhere.
Alternative income options
Non-QM loans
What non-QM mortgages are, who they're built for (self-employed, investors, recent credit events), and what they cost versus conventional.
Read the guide →Qualify on the rent
DSCR loans
DSCR loans in Michigan: qualify a rental on the property's own rent, not your tax returns. Ratios from 0.75, no-ratio options, and LLC-friendly closings.
Read the guide →No W-2s or tax returns
Bank statement loans
Bank statement loans in Michigan: qualify on 12 or 24 months of deposits, not tax returns. Down payments from 10%, and recent credit events are workable.
Read the guide →SSN not required
ITIN loans
ITIN loans in Michigan: buy a home with an ITIN, no Social Security Number. Down payments from 15%, no-score files possible, service fully in Spanish.
Read the guide →Four ways to qualify
Self-employed loans
Every mortgage path for self-employed borrowers: conventional, bank statement loans, 1099-only and P&L-only programs, and how to pick the one that fits.
Read the guide →
Help with the down payment, rate, or timing
Not loan programs of their own, but ways to pay for one: money toward the down payment, and a lower rate for the first two years.
Up to $10,000
Down payment assistance
How down payment assistance works: Michigan's MSHDA MI 10K DPA, grants, forgivable and deferred seconds, and who qualifies in 2026.
Read the guide →2% off year one
2-1 buydown
How a 2-1 buydown works: payments calculated 2% below the note rate in year one and 1% in year two, who pays for it, and when it beats a price cut.
Read the guide →
Refinancing and equity
You already own the house. Lower the rate, change the term, take cash out, or open a line of credit.
Rate, term, or cash out
Refinance
How refinancing your mortgage works, when it makes sense, what it costs, and how to run the break-even math before you commit.
Read the guide →Equity into cash
Cash-out refinance
How a cash-out refinance turns home equity into cash at closing, covering limits, costs, qualifying, and when a HELOC is the better tool.
Read the guide →Draw as you need it
HELOC
How a HELOC works: draw and repayment periods, combined LTV limits, variable rates, and when it beats a cash-out refinance.
Read the guide →62+, no monthly payment
Reverse mortgage
How FHA reverse mortgages (HECMs) work for homeowners 62+: payout options, safeguards, counseling, costs, heirs, and buying with HECM for Purchase.
Read the guide →
Not sure which program fits?
That's literally our job. Tell us your situation and we'll map the options, usually the same day.
Already working with one of our advisors?
Pick them here and your application goes straight to them.