HomeSelect is designed to combine a first lien HELOC with an embedded sweep checking account. As income is deposited, the sweep feature credits funds to the line balance, which can reduce the amount of interest that accrues while those dollars sit in the account. HomeSelect frames it as a purchase or refinance option for 1 to 4 unit residential properties, including primary, second, and investment homes.

Investor loans are mortgages used to buy or refinance a property that is not your primary home. The qualifying focus can lean more heavily on the property itself, the rental income, and the overall deal structure, depending on the program. Some programs evaluate the property’s ability to cover its debt using metrics like DSCR, which compares net operating income to the loan payment obligations.

A second position loan, also called a second mortgage or junior lien, is a loan secured by your home that sits behind your first mortgage. Home equity loans and HELOCs are common examples, and they are paid in addition to the first mortgage.

Not just a lower rate, but a chance to re-strategize your whole liability picture while we're in there.

To refinance a mortgage means replacing an existing mortgage loan with a new one. The new loan's balance pays off the original loan in full, often to secure a better rate, change the loan term, tap equity, or restructure the overall debt picture.

Conventional loans are mortgages that aren’t insured by the government and are typically backed by Fannie Mae or Freddie Mac. They usually work best for borrowers with solid credit, stable income, and at least a modest down payment. These loans can offer competitive rates and flexible terms, especially for well-qualified buyers.

Renovation loans allow you to finance both the purchase (or refinance) of a home and the cost of repairs or upgrades into a single mortgage. They’re ideal if you’re buying a fixer-upper or updating your current home. Instead of paying for improvements out of pocket, you roll the renovation budget into your loan and pay it off over time.

FHA loans are government-insured mortgages designed to help borrowers with smaller down payments or less-than-perfect credit. They often allow down payments as low as 3.5% with flexible qualification guidelines. In exchange, borrowers pay mortgage insurance, which helps protect the lender and makes these loans possible.

VA loans are exclusive benefits for eligible veterans, active-duty service members, and some surviving spouses. They often require no down payment, no monthly mortgage insurance, and offer competitive interest rates. These loans can make homeownership significantly more affordable for those who qualify.

Jumbo loans are mortgages that exceed the standard conforming loan limits set by Fannie Mae and Freddie Mac. They’re used to finance higher-priced homes and may have stricter credit, income, and asset requirements. Because the loan amounts are larger, lenders carefully review your financial profile to ensure you can comfortably afford the payment.

Commercial loans are used to finance properties intended for business use, such as office buildings, retail spaces, or multi-unit investment properties. These loans are evaluated more on the property’s income potential and the business’s financial strength than on personal income alone. Terms, rates, and down payment requirements can vary widely depending on the property type and lender.

Zero down, and more areas qualify than you'd guess.

USDA loans are mortgages backed by the U.S. Department of Agriculture's Rural Development program, built for moderate-income buyers in eligible rural and suburban areas who want to buy with little to no money down.

Turn decades of home equity into cash flow without selling the house you love.

Available to homeowners 62 and older, a reverse mortgage lets you access a portion of your equity to age in place, with no monthly mortgage payment required.

Condo buyers get FHA's low-down-payment flexibility too, as long as the building is approved.

An FHA Condo Loan applies FHA's government-backed terms to condominium purchases, opening the door to as little as 3.5% down for buyers in FHA-approved communities.

Built for doctors, residents, and fellows carrying student debt but not yet a long credit history.

Physician loans account for the unique income and debt profile of medical professionals, often allowing higher loan amounts with a reduced down payment and no PMI requirement.

Not having 20% saved doesn't mean waiting years to buy.

Down Payment Assistance programs pair grants or low-interest loans with your mortgage to help cover upfront costs, opening the door to buyers who qualify for financing but are short on cash to close.

Your first purchase, without the guesswork.

Dedicated programs and guidance built for buyers new to the process, from qualifying income requirements to lower down payment options designed to make that first purchase realistic.

A low credit score doesn't automatically take you out of the running.

Credit Challenged programs are designed for buyers working through past credit issues, matching you with loan options that fit where your credit stands today.

The right rate structure depends on how long you're actually keeping the loan.

A fixed-rate mortgage locks your interest rate for the full term; an adjustable-rate mortgage holds a fixed rate for an initial period before adjusting with the market. We'll map out which fits your timeline.

Down payment assistance built specifically to help underserved communities build generational wealth through homeownership.

The Arrive Home Program provides qualifying buyers with assistance toward their down payment, removing one of the biggest barriers to that first purchase.