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Loan programs

Mortgage Loan Programs

Eight kinds of loans, 175+ lenders behind them. Here's which one fits which situation.

Most people don't show up asking for a loan program. They show up with a situation. "I want to redo the kitchen without losing my 3% rate." "We're 68 and the stairs are getting old." "I'm self-employed and my bank laughed at my tax returns." The program comes second.

So here are the mortgage loan programs I offer in Orange County and across the 32 states where I'm licensed, sorted by the situation they solve. Each one is shopped across 175+ lenders, not pulled off one bank's shelf.

If you already own your home

HELOC: keep your first mortgage, use your equity

This is for you if your first mortgage has a low rate and you want cash for a remodel, an ADU, tuition or paying off high-interest debt. A home equity line of credit sits behind your first loan, so your rate stays put. It's the loan I write most. HELOCs in Orange County.

West Capital Lending Digital HELOC: the fast, online version

This is for you if you want a HELOC with no appraisal required and funds in as little as 5 days, and your home and line size fit the program. Digital HELOC.

Cash-out refinance: one new loan, one payment

This is for you if your current rate isn't worth protecting, you need a large amount, or you want one fixed payment instead of two. Cash-out refinance in Orange County.

Rate-and-term refinance: fix the payment, not the balance

This is for you if the problem is the rate, the PMI or an adjustable loan that's about to reset. Mortgage refinance.

If you're 62 or older

Reverse mortgage (HECM, HECM for Purchase, jumbo reverse)

This is for you if you're house-rich and want to stay put without a monthly mortgage payment, or want to right-size into a single-story home. Reverse mortgages in Orange County.

If you're buying

Home purchase loans

This is for you if you're buying a primary home or a second home: conventional, FHA, VA, jumbo, down payment assistance and 2-1 buydowns. Home purchase loans in Orange County.

Bank-statement and self-employed loans

This is for you if you own a business, work on commission or file a Schedule C, and your tax returns make you look poorer than you are. Bank-statement loans.

If you invest

DSCR and investor loans

This is for you if you're buying or cashing out a rental, a short-term rental or a small multi-unit, and you want the loan based on the property's rent. DSCR loans in Orange County.

Not sure which one?

That's normal, and it's what the first fifteen minutes are for. I spent seventeen years at Chase watching people get sold the one product the bank had. Here you'll see two or three options next to each other, with an APR on every one. Book 15 minutes or call or text (714) 713-3133.

Self-employedLoans for Self-Employed BorrowersNo tax returns needed. Qualify on deposits, 1099s, a P&L, or assets.No tax returnsBank Statement Loans12 or 24 months of deposits instead of tax returns. From 10% down.Light docsNo-Doc and Stated IncomeWhat actually exists in 2026, and which program replaces the old one.Second lienHELOCKeep your low first mortgage and draw on your equity. To 90% CLTV.OnlineDigital HELOCNo appraiser, soft credit pull to see an offer, funds in as little as 5 days.Not a loanHome Equity AgreementCash today for a share of future value. 500 minimum score and no monthly payment.New firstCash-Out RefinanceOne new first mortgage with cash out, when the math still wins.InvestorsDSCR LoansQualified on the rent, not your income. LLC allowed, no cap on how many.InvestorsReal Estate Investor LoansDSCR, bridge, fix and flip, ground-up, multifamily and commercial.Private moneyFix and Flip and Private MoneyPurchase plus rehab, released in draws. Asset-based, closes fast.BuyingHome Purchase LoansFrom 3% down conventional, 3.5% FHA, or nothing down on VA.Best pricingConventional Loans3% down for a first-time buyer, and the mortgage insurance cancels.Lower creditFHA Loans3.5% down at 580, or 10% down from 500. Assumable by your buyer.Large loansJumbo LoansAbove $832,750, or $1,249,125 in high-cost counties. From 10% down.VeteransVA LoansNothing down with full entitlement, and no monthly mortgage insurance.No money downZero Down and Down Payment Help100% financing routes that exist, including high-balance counties.Lower paymentTemporary Rate Buydowns2% lower in year one, 1% in year two, paid by the seller or the lender.Age 62+Reverse Mortgage (62+)No required monthly payment. HECM, jumbo reverse and HECM for Purchase.Unique propertyManufactured and BarndominiumOn owned land and a permanent foundation, including pre-1976.Rate and termRefinanceLower the rate or payment, drop PMI, or move from ARM to fixed.

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Call or text my cell, or book a time. You’ll get a written comparison with real terms and an APR on every option, and if your current deal already wins, I’ll tell you.

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