California Mortgage Loan Programs
Advanced Funding Solutions is a mortgage brokerage (NMLS #1277693) that works with a network of wholesale lenders offering a range of mortgage programs. Program availability, qualifying calculations, rates, points, mortgage insurance (where applicable), and underwriting guidelines are set by each funding lender and may change without notice. All loans are subject to credit, income, asset, property, and underwriting approval. Any rate or cost figures discussed before a complete application are illustrative only and are not a quote, rate lock, or commitment to lend.
Review the mortgage programs we work with.
Bank Statement Loans
Programs that may allow qualifying income to be derived from personal or business bank statements rather than tax returns or W-2s. Designed for self-employed borrowers, 1099 contractors, freelancers, and small business owners. Subject to credit, income, asset, property, and underwriting approval.
- Personal or business bank statements may be accepted
- Designed for self-employed, 1099 contractors and business owners
- Primary residences, investment properties and second homes
VA Home Loans
VA home loan programs are available for eligible active-duty military, veterans, and qualifying surviving spouses. Benefits, eligibility, and program features are determined by the U.S. Department of Veterans Affairs and the funding lender. Subject to VA eligibility and underwriting approval.
- Low or no down payment options for eligible borrowers
- No private mortgage insurance (PMI) on VA programs
- VA-specific credit and qualification guidelines
Asset Depletion Loans
Asset-depletion programs may allow qualified borrowers to use eligible liquid assets — such as savings, brokerage accounts, or retirement holdings — as a qualifying income source. May be appropriate for retirees and asset-rich borrowers with limited documented income. Subject to credit, asset, property, and underwriting approval.
- Eligible savings, investment, and retirement accounts may count toward qualifying income
- Designed for retirees and asset-rich borrowers
- Primary residences, second homes, and investment properties considered
HELOC & Home Equity Loans
Home Equity Line of Credit (HELOC) and fixed home equity loan programs allow qualified homeowners to borrow against the equity in their home. Funds may be used for purposes such as home improvement, debt consolidation, or other personal needs, subject to lender guidelines. Subject to credit, property, and underwriting approval.
- Variable-rate HELOC and fixed-rate home equity loan options
- Combined loan-to-value limits vary by lender and program
- Interest may be tax-deductible — consult a tax professional
ITIN Mortgage Loans
ITIN mortgage programs may be available to qualified borrowers who file U.S. taxes using an Individual Taxpayer Identification Number (ITIN) rather than a Social Security Number. Documentation requirements, down payment, and pricing vary by lender. Subject to credit, income, asset, property, and underwriting approval.
- Programs available for qualified borrowers with an ITIN
- Tax returns or alternative documentation may be required
- Primary residence, second home, and investment property options
Reverse Mortgages
Reverse mortgage programs may allow eligible homeowners typically age 62 or older to access a portion of their home equity. The loan generally becomes due when the home is sold or the borrower no longer occupies it as a primary residence. Reverse mortgages are complex products with important obligations regarding taxes, insurance, and home maintenance; borrowers are encouraged to seek independent counseling. Subject to age, equity, occupancy, and HUD/lender approval.
- Generally available to homeowners age 62 or older
- Borrower remains responsible for taxes, insurance, and home maintenance
- Multiple payout structures may be available
DSCR Loans
DSCR (Debt Service Coverage Ratio) programs are investment-property loans where qualification is based primarily on the property's projected rental income relative to debt service. Designed for real estate investors. Subject to property valuation, credit, asset, and underwriting approval.
- Qualification based primarily on property cash flow vs. debt service
- Short-term and long-term rental strategies may be considered
- Property types and minimum DSCR ratios vary by lender
Hard Money Loans
Hard money and bridge loan programs are short-term, asset-based financing options where qualification is driven primarily by the property and the deal structure. Designed for experienced investors and time-sensitive transactions. These programs typically carry higher rates and fees than conventional financing. Subject to property valuation and underwriting approval.
- Short-term, asset-based financing for investment scenarios
- Loan-to-value limits vary by lender, property, and deal
- Fix-and-flip, bridge, and non-conforming property scenarios
Jumbo Home Loans
Jumbo home loan programs are for loan amounts above the annual federal conforming loan limit set by the Federal Housing Finance Agency (FHFA), which varies by county and property type. Designed for higher-value properties in California, with program availability and qualifying guidelines set by the funding lender. Subject to credit, income, asset, property, and underwriting approval.
- Loan amounts above the conforming limit
- Primary residences, second homes, and investment property options
- Fixed-rate and adjustable-rate (ARM) options on certain programs
Conventional Mortgages
Conventional (Fannie Mae / Freddie Mac) mortgage programs for borrowers with documented income and credit profiles meeting agency guidelines. Subject to credit, income, asset, property, and underwriting approval.
- Low down payment options on certain conventional programs
- Fixed-rate and adjustable-rate (ARM) options
- Private mortgage insurance (PMI) requirements vary by LTV
Refinance Home Loans
Refinance programs may allow qualified homeowners to adjust their rate or term, or access equity through a cash-out refinance. Benefits depend on current loan terms, market conditions, costs, and how long you plan to keep the loan. Subject to credit, income, asset, property, and underwriting approval.
- Rate-and-term and cash-out refinance options
- Cash-out LTV limits vary by program and lender
- Bank statement and DSCR refinance options for self-employed and investor borrowers
FHA Home Loans
FHA home loan programs are government-insured mortgages with flexible qualification guidelines, often used by first-time and lower-down-payment buyers. FHA programs include upfront and annual mortgage insurance premiums. Subject to FHA guidelines and underwriting approval.
- Low minimum down payment for eligible borrowers (subject to FHA guidelines)
- FHA credit and qualification guidelines may differ from conventional
- Gift funds may be permitted under program rules
Frequently asked questions
How many loan programs does Advanced Funding Solutions offer?
Which program may be appropriate for a self-employed borrower?
Which program closes the fastest?
Where does Advanced Funding Solutions lend?
What is the largest loan amount available?
How do I know which loan program is appropriate for me?
Have a question about a scenario?
Advanced Funding Solutions, NMLS #1277693. Contact us to discuss whether a mortgage program may be appropriate for your scenario. All loans are subject to credit, income, asset, property, and underwriting approval.