California Mortgage Loan Programs
If a bank has turned down your file or the loan amount, income structure, or property type doesn't fit a standard checklist, that's usually a program fit problem, not a borrower problem. As a licensed mortgage brokerage with access to more than 100 wholesale lenders, Advanced Funding Solutions reviews your scenario across the lenders best positioned to fund it. Select a program below or call us to talk through your situation.
Find the right loan for your situation.
Bank Statement Loans
Your accountant did a great job, and now your tax returns make it look like you barely earn anything. A bank statement loan skips the returns and reads 3 to 24 months of deposits instead, so you qualify on what actually came in.
- Qualify on your deposits instead of your tax returns
- Built for self employed, 1099 contractors and business owners
- Personal or business accounts both work
VA Home Loans
You served, and you have a benefit most buyers do not get. A VA loan can put you in a house with little or nothing down and no monthly mortgage insurance. Eligibility rules come from the VA, and we will tell you where you stand before you apply.
- Little or no money down if you are eligible
- No monthly mortgage insurance, unlike FHA or low down payment conventional
- Credit rules are the VA's, and they are more forgiving than agency rules
Asset Depletion Loans
You are retired or close to it, and your monthly income looks small next to what you are actually worth. An asset depletion loan turns your savings, brokerage and retirement accounts into a monthly income figure a lender can underwrite.
- Your savings, brokerage and retirement accounts become qualifying income
- Built for retirees and anyone whose wealth is not a paycheck
- Works on primary homes, second homes and investment property
HELOC & Home Equity Loans
You have equity sitting in the house and a reason you need it. A HELOC lets you draw on that equity as you go, and a fixed home equity loan hands you the whole amount at once. Which one is right depends on whether you know the final number yet.
- Draw as you go with a HELOC, or take it all at once with a fixed loan
- Keep the first mortgage you already have
- Common uses are renovations, paying off higher interest debt, or a second property
ITIN Mortgage Loans
You file your taxes with an ITIN instead of a Social Security Number, and you have been told that rules you out. It does not. There are lenders who write these loans every week, and we know which ones.
- No Social Security Number required
- Tax returns, or other documentation where the lender allows it
- Primary homes, second homes and investment property
Reverse Mortgages
You are 62 or older, your house is worth a lot, and your monthly income is not keeping up. A reverse mortgage lets you pull from that equity without a monthly mortgage payment. It is a serious decision with real obligations, so read the bullets and talk to a counsellor before you decide.
- Generally for homeowners aged 62 and over
- You still pay property taxes, insurance and upkeep, and losing the home is the risk if you do not
- Take it as a lump sum, a monthly payment, or a line of credit
DSCR Loans
You want another rental, but your personal income is already stretched across the properties you own. A DSCR loan asks whether the rent covers the payment, and qualifies the property rather than you. Your tax returns stay out of it.
- The property qualifies on its rent, not on your tax returns
- Long term rentals and short term rentals both count with the right lender
- Buy in an LLC where the lender allows it
Hard Money Loans
You found the deal and the seller will not wait for a normal mortgage. Hard money lends against the property and the numbers rather than your income, so it closes on a timeline a bank cannot match. It costs more, and it is meant to be short.
- Lends on the property and the deal, not on your income
- Fix and flip, bridging between homes, or a property no bank will touch yet
- Closes fast, which is usually the whole point
Jumbo Home Loans
Your price went past the conforming limit and the rules changed on you. Bigger down payment, more months of reserves, a pickier appraiser. Jumbo lenders also disagree with each other far more than conventional lenders do, which is exactly why shopping them is worth it.
- For loan amounts above the FHFA conforming limit for your county
- Primary homes, second homes and investment property
- Fixed rate and adjustable rate both available
Conventional Mortgages
You have W-2 income, solid credit and a price inside the conforming limit. Your loan is the straightforward kind, and the only real question left is who gives you the best deal on it. Same borrower, same house, different lender, different cost.
- Put down as little as 3 percent on some conventional loans
- Fixed rate or adjustable rate
- Mortgage insurance drops off once you have enough equity, unlike FHA
Refinance Home Loans
You want a lower payment, a shorter term, or cash out of the equity you have built. Refinancing can do any of the three. Whether it is worth doing comes down to your current rate, the closing cost, and how long you are staying.
- Lower the rate, shorten the term, or take cash out
- Self employed and investor refinances through bank statement and DSCR lenders
- How much cash you can take depends on your equity
FHA Home Loans
You do not have a big down payment saved, or your credit is still recovering. FHA exists for exactly that. The government insures the loan, so lenders relax rules they would not relax otherwise, and the trade is mortgage insurance you pay for.
- A much smaller down payment than conventional asks for
- Credit rules are more forgiving than agency rules
- A family gift can cover the down payment under FHA 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?
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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.