Explore Each Program

Each program has its own page, with who it fits and what to know before you apply.

Who This Fits

• Veterans, service members, and eligible surviving spouses
• First-time buyers, and buyers with a smaller down payment saved
• Buyers looking at homes in eligible rural areas

What To Know

Each program carries its own eligibility rules and documentation, and part of my job is matching your situation to the one that fits before you ever apply. Some qualified buyers can buy with little or no money down. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• Three programs: FHA, VA, and USDA, each with its own eligibility rules
• Down payments can be low, and VA and USDA can be zero down for eligible buyers
• Each program has its own mortgage insurance or funding fee

What To Have Ready

• Two years of W-2s or tax returns
• Recent pay stubs
• Two months of bank statements
• Photo ID

Trade-Offs To Weigh

• Fees and insurance add to the cost, so we compare total cost and not just the rate
• Homes must meet each program's condition standards

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• First-time buyers buying their first home
• Buyers with a smaller down payment saved
• Buyers whose full credit picture needs a closer look

What To Know

FHA loans carry their own guidelines and mortgage insurance requirements, and lenders can view the same file differently, so we match your situation to the right lender before you apply. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• Down payment can be as low as 3.5% with a credit score of 580 or higher
• Scores of 500 to 579 may qualify with 10% down, though many lenders set a higher minimum
• Includes an upfront mortgage insurance premium plus an annual premium
• Loan limits vary by county

What To Have Ready

• Two years of W-2s or tax returns
• Recent pay stubs
• Two months of bank statements
• Photo ID

Trade-Offs To Weigh

• With less than 10% down, mortgage insurance usually lasts the life of the loan
• The home must meet FHA appraisal and condition standards

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Veterans and active-duty service members
• Eligible surviving spouses
• Eligible buyers who want help confirming their eligibility

What To Know

Eligibility is confirmed through VA guidelines and your service record, and eligible borrowers may be able to buy with no money down. We confirm where you stand before you shop, so there are no surprises later. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• Eligible borrowers can often buy with no down payment
• No monthly mortgage insurance
• A one-time VA funding fee applies, with exemptions for some veterans, such as those with service-connected disabilities
• Eligibility is confirmed with a Certificate of Eligibility

What To Have Ready

• Two years of W-2s or tax returns
• Recent pay stubs
• Two months of bank statements
• Photo ID
• Certificate of Eligibility (I can help you request it)
• DD-214 or statement of service

Trade-Offs To Weigh

• The funding fee can be financed, which raises your balance
• VA loans are for a home you will live in as your primary residence

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Buyers looking at homes in eligible rural areas and small communities
• Buyers with a smaller down payment saved
• First-time buyers and move-up buyers in qualifying locations

What To Know

Eligibility depends on both the property location and household guidelines, and eligible borrowers may be able to buy with no money down. We check the property and your situation against USDA rules early, before you settle on a home. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• No down payment for eligible buyers
• The home must be in a USDA-eligible rural area
• Household income must fall under the limit for your county and household size
• A one-time guarantee fee and an annual fee apply

What To Have Ready

• Two years of W-2s or tax returns
• Recent pay stubs
• Two months of bank statements
• Photo ID
• Household income details for everyone living in the home

Trade-Offs To Weigh

• Eligible areas are often outside larger city limits, so check the property map early
• The income cap can rule out some households

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Explore Each Program

Each program has its own page, with who it fits and what to know before you apply.

Who This Fits

• Buyers purchasing their first home
• Move-up buyers selling one home and buying the next
• Buyers who want a familiar path with flexible scenarios

What To Know

Because these loans are not tied to one agency's rulebook, lenders can view the same file differently, and we compare how yours lines up before choosing a structure. Your full picture matters, not just one number. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• Some programs allow 3% down for qualified buyers, and 5% or more down is common
• Private mortgage insurance applies with under 20% down and can come off later
• For most of the country, the 2026 one-unit loan limit is $832,750, and some higher-cost counties go higher
• Loans above the limit are jumbo loans

What To Have Ready

• Two years of W-2s or tax returns
• Recent pay stubs
• Two months of bank statements
• Photo ID

Trade-Offs To Weigh

• Pricing depends heavily on your credit score and down payment
• Less forgiving of credit issues than FHA

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Explore Each Program

Each program has its own page, with who it fits and what to know before you apply.

Who This Fits

• Homeowners whose current loan term no longer fits their plans
• Homeowners who want to move to a different loan type
• Homeowners who want to put the equity they have built to work

What To Know

The review starts with your current loan and what you want the new loan to do, so the decision is based on your numbers, not a headline. If a change does not serve a clear purpose, I will tell you that too. Some refinance shoppers also weigh switching the new loan to an Adjustable-Rate Mortgages (ARMs) structure. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• Replaces your current mortgage with a new one
• Closing costs apply, so we compare the savings against the cost and how long you plan to stay
• Three paths: rate-and-term, cash-out, and reverse mortgage

What To Have Ready

• Two years of W-2s or tax returns
• Recent pay stubs
• Two months of bank statements
• Photo ID
• Current mortgage statement
• Homeowners insurance declarations page

Trade-Offs To Weigh

• Restarting a 30-year clock can raise total interest even if the payment drops
• Savings only pay off if you keep the loan long enough to recover closing costs

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Explore Each Program

Each program has its own page, with who it fits and what to know before you apply.

Who This Fits

• Investors buying or holding rental property
• Investors whose tax return does not tell the whole story
• Owners growing a portfolio one property at a time

What To Know

Some of these loans are underwritten on the property's own rental income instead of your personal income, an approach known as DSCR, short for Debt Service Coverage Ratio. We look at the property's numbers first, then talk through how the structure supports the way you plan to hold the investment. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• Built for property you will rent or resell, not live in
• Qualification can rest on the property's income, bank statements, or traditional income, depending on the program
• Down payments are usually larger than for a home you live in

What To Have Ready

• Purchase contract or current mortgage statement
• Lease or rent roll, if the property is rented
• Proof of funds for the down payment and reserves
• Entity documents, if buying in an LLC

Trade-Offs To Weigh

• Rates and fees run higher than on primary-residence loans
• Cash reserves are usually required

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Explore Each Program

Each program has its own page, with who it fits and what to know before you apply.

Who This Fits

• Business owners buying the space their work runs in
• Investors financing commercial or mixed-use property
• Business owners ready to own instead of sign another lease

What To Know

The right structure depends on the property, the business behind it, and how the space will be used. We map the lending paths that can fit before you commit to a purchase or a lease decision. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• Covers storefronts, offices, warehouses, and mixed-use buildings
• Terms are often 5, 7, or 10 years on a longer payment schedule, so a balloon payment may come due
• Down payments commonly run 20% to 35%

What To Have Ready

• Two to three years of business tax returns
• Year-to-date financial statements
• Personal financial statement
• A short summary of the project or purchase

Trade-Offs To Weigh

• Balloon or refinance risk at the end of the term
• Underwriting weighs both the property and the business behind it

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Buyers building a new home from the ground up
• Builders bringing a project out of the ground
• Investors building property to hold or to sell

What To Know

Financing is arranged around the build itself, so lining it up before ground breaks keeps the budget, the builder, and the timeline on the same page. Sorting the financing out early keeps the project moving from the first day of work to move-in. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• A one-time close rolls the build and the long-term mortgage into one loan
• A two-time close uses separate loans and a second closing after the build
• Funds go to the builder in draws as work is completed
• Interest-only payments during the build are common

What To Have Ready

• Two years of W-2s or tax returns
• Recent pay stubs
• Two months of bank statements
• Photo ID
• Builder contract, plans, and itemized budget
• Land title or purchase contract

Trade-Offs To Weigh

• Requires approved plans, a licensed builder, and an appraisal on future value
• Delays and cost increases can strain the budget, so build in a cushion

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Investors who need to close on a tight timeline
• Buyers of a property that needs work before a long-term loan fits
• Investors with a clear exit plan already in mind

What To Know

These loans are a tool for a specific job, and we will talk honestly about when that job makes sense. Because they are short-term by design, we also line up the exit plan, the long-term financing or sale that follows, before you take one on. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• Based mainly on the property's value and your plan
• Terms are short, often 6 to 24 months
• Closings can be faster than with bank loans

What To Have Ready

• Purchase contract or current mortgage statement
• Lease or rent roll, if the property is rented
• Proof of funds for the down payment and reserves
• Entity documents, if buying in an LLC
• Your exit plan

Trade-Offs To Weigh

• Higher rates and upfront points than traditional loans
• You need a firm exit plan: a sale or a refinance

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Explore Each Program

Each program has its own page, with who it fits and what to know before you apply.

Who This Fits

• Owners buying the building their business runs in
• Owners purchasing equipment the business needs
• Established companies ready to grow

What To Know

We walk through what the business needs, what lenders look for, and how the property or equipment fits the plan before you apply. If you own a business in Illinois, this path is worth a look before you sign another lease or pass on a chance to grow. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• Backed by the SBA, made by participating lenders
• Programs include 7(a), 504, and Express
• Down payments can start around 10%
• SBA loan-size limits were updated in 2026, so we confirm the current ceiling for your program

What To Have Ready

• Two to three years of business tax returns
• Year-to-date financial statements
• Personal financial statement
• A short summary of the project or purchase

Trade-Offs To Weigh

• More paperwork and longer timelines than conventional loans
• A personal guarantee is typically required

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Explore Each Program

Each program has its own page, with who it fits and what to know before you apply.

Who This Fits

• Homeowners planning a renovation
• Homeowners with a larger planned expense ahead
• Homeowners who want what they owe pulled into one clear plan

What To Know

A home equity loan and a line of credit work differently, and we compare the options side by side before you put your equity to work. The goal is a plan you chose on purpose, with your eyes open about how each option works. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• Your home secures the loan, so missed payments put the home at risk
• Combined loan-to-value is commonly capped around 80% to 85%
• Options include a HELOC, a home equity loan, and a home equity investment

What To Have Ready

• Current mortgage statement
• Homeowners insurance declarations page
• Recent pay stubs and tax documents
• A clear idea of what the funds are for

Trade-Offs To Weigh

• You take on a second payment on top of your mortgage
• Variable-rate options can rise over time

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Homeowners whose current loan term no longer matches their plans
• Homeowners who want to move from one loan type to another
• Homeowners focused on the loan itself, not on pulling cash out

What To Know

The review starts with the loan you have and what you want the new one to do: shorten the payoff timeline, lengthen it, or change the structure. We run your real numbers first, and if the change does not serve a clear purpose, I will tell you that too. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• You can shorten the term, for example from 30 years to 15
• You can move from an adjustable rate to a fixed rate
• You may be able to drop FHA mortgage insurance by moving to a conventional loan, if you have enough equity

What To Have Ready

• Two years of W-2s or tax returns
• Recent pay stubs
• Two months of bank statements
• Photo ID
• Current mortgage statement
• Homeowners insurance declarations page

Trade-Offs To Weigh

• Closing costs need to be recovered through savings
• A new term can raise total interest if it is longer than what you have left

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Homeowners planning a renovation or a major expense
• Homeowners who want what they owe pulled into one loan
• Homeowners with equity built up and a clear plan for it

What To Know

Because the new loan is bigger than the one it replaces, we map out exactly what the cash is for and how the new payment fits your budget before you apply. Equity is years of payments turned into value, so the plan for it should be deliberate. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• Conventional cash-out loans on a primary residence are commonly limited to 80% of the home's value
• You pay off the old loan and receive the difference as cash
• The new rate applies to your whole balance

What To Have Ready

• Two years of W-2s or tax returns
• Recent pay stubs
• Two months of bank statements
• Photo ID
• Current mortgage statement
• Homeowners insurance declarations page
• A plan for what the cash will be used for

Trade-Offs To Weigh

• Your entire mortgage resets to the new rate, which may be higher than your current one
• Borrowing against equity raises your balance and your risk if values fall

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Homeowners 62 and older who plan to stay in their home
• Homeowners who want to ease monthly cash flow in retirement
• Homeowners weighing their options with family before deciding

What To Know

A reverse mortgage is only for homeowners 62 and older, and the home has to be your primary residence. Before you can apply, you are required to complete counseling with a HUD-approved counselor, who walks through how the loan works and what it means for you and your heirs. It is a real commitment with real trade-offs, so we talk through the whole picture, including what happens to the home down the road, before anyone signs anything. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• Borrowers must be 62 or older and live in the home as their primary residence
• HUD-approved counseling is required before you apply
• No required monthly mortgage payment, but you must keep paying property taxes, insurance, and upkeep
• The loan comes due when the last borrower moves out or passes away

What To Have Ready

• Current mortgage statement
• Homeowners insurance declarations page
• Recent pay stubs and tax documents
• A clear idea of what the funds are for
• Proof of age

Trade-Offs To Weigh

• The balance grows over time and leaves less equity for heirs
• Falling behind on taxes or insurance can put the loan in default

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Buyers purchasing a higher-priced home
• Move-up buyers whose next home sits above standard loan limits
• Buyers with strong credit and solid reserves

What To Know

Because the loan amount is larger, lenders look closely at the full file: credit, income, reserves, and the property itself. Guidelines vary more at this level, so we compare how different lenders view a larger loan before you apply, instead of trusting the first answer. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• Applies when the loan is above the conforming limit, which is $832,750 for one unit in most areas in 2026
• Lenders usually want stronger credit and more cash in reserve
• Larger down payments are common

What To Have Ready

• Two years of W-2s or tax returns
• Recent pay stubs
• Two months of bank statements
• Photo ID
• Statements for all assets and retirement accounts

Trade-Offs To Weigh

• Underwriting is stricter and varies widely from lender to lender
• Rates can land above or below conforming rates, so compare

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Borrowers whose situation falls outside standard guidelines
• Self-employed buyers and buyers with unique income stories
• Buyers told no by a lender working from a single rulebook

What To Know

Because the lender holds the loan itself, it can weigh the whole picture instead of checking boxes written for someone else. That flexibility is not a guarantee, and the right lender match matters even more here, which is where shopping across many lenders helps. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• The lender keeps the loan, so it sets its own guidelines
• Often used for unusual income, property types, or credit histories
• Terms differ more from lender to lender than with standard loans

What To Have Ready

• Two years of W-2s or tax returns
• Recent pay stubs
• Two months of bank statements
• Photo ID

Trade-Offs To Weigh

• Rates and fees are often higher than on standard loans
• Some have shorter fixed periods or prepayment terms

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Buyers who found the right home that needs work
• Homeowners planning a major renovation of the home they have
• Buyers comparing a fixer-upper against move-in-ready prices

What To Know

The loan is based on the home's value after the work is done, and the renovation funds are released as the project reaches agreed milestones. The contractor, the budget, and the timeline all get lined up before closing, so planning early keeps the project moving. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• Programs include Fannie Mae HomeStyle and Freddie Mac CHOICERenovation
• The loan amount is based on the home's value after the work is done
• Works for purchases and refinances
• Renovation funds are released in stages as work is completed

What To Have Ready

• Two years of W-2s or tax returns
• Recent pay stubs
• Two months of bank statements
• Photo ID
• Contractor bids and a scope of work

Trade-Offs To Weigh

• Extra paperwork: contractor bids, plans, and an appraisal of the finished value
• Timelines run longer than a standard purchase

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Buyers who expect to move or refinance before the fixed period ends
• Buyers comfortable planning around a payment that can change later
• Homeowners comparing short-term flexibility against long-term certainty

What To Know

Here is how an ARM works in Laymen's terms: the rate is locked for an opening stretch of the loan. After that, it adjusts on a regular schedule, moving up or down with the published market index it is tied to, and built-in caps limit how far it can move at each adjustment and over the life of the loan. The honest question is what your payment could look like after the fixed period ends, and we walk through that before you choose one. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• A 5/6 ARM, for example, is fixed for 5 years, then adjusts every 6 months
• Caps limit how much the rate can rise at each adjustment and over the life of the loan
• The starting rate is often lower than a comparable 30-year fixed, though that varies with the market

What To Have Ready

• Two years of W-2s or tax returns
• Recent pay stubs
• Two months of bank statements
• Photo ID

Trade-Offs To Weigh

• Your payment can rise after the fixed period ends
• Plan around the worst-case cap, not just the starting payment

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Investors buying homes that need renovation before resale
• Experienced flippers running more than one project
• Investors with a clear renovation budget and exit plan

What To Know

These loans are underwritten on the property and the plan: what it costs today, what the work will take, and what it should be worth when it is finished. Because they are short-term by design, the exit, a sale or a move into long-term financing, gets planned before the loan starts. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• Terms are typically 6 to 24 months
• Renovation funds are often released in draws
• Lenders often finance a share of both the purchase price and the rehab cost

What To Have Ready

• Purchase contract or current mortgage statement
• Lease or rent roll, if the property is rented
• Proof of funds for the down payment and reserves
• Entity documents, if buying in an LLC
• Scope of work and rehab budget

Trade-Offs To Weigh

• Rates and upfront points are higher than on long-term loans
• If the project runs late, you may need an extension or a refinance

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Investors buying or refinancing rental property
• Investors whose tax returns do not show their full income picture
• Owners growing a rental portfolio property by property

What To Know

DSCR stands for Debt Service Coverage Ratio. Put simply, the lender compares the rent the property brings in against the loan payment and related costs, and the property largely qualifies on its own numbers. We run the property's math first, so you know where a deal stands before you write an offer. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• The property's rent is compared to its loan payment, taxes, and insurance
• A ratio of 1.0 or higher is a common benchmark, and some lenders go lower
• Down payments commonly start around 20%, with a minimum credit score set by the lender

What To Have Ready

• Purchase contract or current mortgage statement
• Lease or rent roll, if the property is rented
• Proof of funds for the down payment and reserves
• Entity documents, if buying in an LLC
• Appraisal with market rent estimate

Trade-Offs To Weigh

• Rates are generally higher than on conventional loans
• Many carry prepayment penalties, so check before you plan to sell or refinance

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Self-employed borrowers and business owners
• Freelancers and commission earners with variable income
• Borrowers whose tax returns are written to minimize taxes, not to show income

What To Know

Instead of tax returns, the lender reviews a stretch of personal or business bank statements to see the income actually moving through your accounts. It is real documentation, just a different kind, and gathering clean, complete statements early keeps the file moving. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• Usually 12 or 24 months of bank statements
• Income is calculated from deposits, often with an expense factor for business accounts
• Built for self-employed borrowers

What To Have Ready

• 12 to 24 months of personal or business bank statements
• Business license or a CPA letter
• Photo ID
• Proof of down payment

Trade-Offs To Weigh

• Rates are typically higher than on full-documentation loans
• A larger down payment may be required

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Business owners buying the property their business runs in
• Investors purchasing office, retail, warehouse, or mixed-use property
• Owners refinancing a commercial property they already hold

What To Know

Underwriting looks at the property's income, the borrower's picture, and how the space will be used, and guidelines vary widely from lender to lender. We map which lenders fit your property type and your plan before you commit to a purchase. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• Underwritten on property income, borrower strength, and how the space will be used
• Owner-occupied buildings can qualify for better terms than investment properties
• Appraisals and environmental reviews are typical

What To Have Ready

• Two to three years of business tax returns
• Year-to-date financial statements
• Personal financial statement
• A short summary of the project or purchase
• Leases, if the property is rented

Trade-Offs To Weigh

• Fixed periods are shorter than on residential loans
• Prepayment penalties are common

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Investors holding several properties who want them under one loan
• Owners simplifying payments across a portfolio
• Investors planning to sell properties one at a time

What To Know

Put simply, the properties stand together as collateral for a single loan. A feature called a partial release lets you sell one property out of the group without paying off the whole loan, as long as the release terms are met. Because all the properties are tied together, we talk through what happens if one property needs to move before you structure it this way. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• One loan secured by several properties
• Partial release clauses let you sell one property and keep the loan in place
• Often used by investors with multiple rentals

What To Have Ready

• Purchase contract or current mortgage statement
• Lease or rent roll, if the property is rented
• Proof of funds for the down payment and reserves
• Entity documents, if buying in an LLC
• A schedule of all properties and their values

Trade-Offs To Weigh

• If you default, every property in the group is at risk
• Release terms vary, so confirm them before you sign

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Developers building commercial property from the ground up
• Business owners building a space designed for their operation
• Investors building commercial property to hold or to lease

What To Know

Funds are released in draws as construction reaches agreed milestones, so the budget, the builder, and the draw schedule get lined up before ground breaks. Most projects also plan the long-term financing that follows completion at the same time, so the building has a home once it is finished. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• Funds are released in draws after inspections
• Interest-only payments during construction are common
• Lenders review plans, budget, permits, and builder experience

What To Have Ready

• Two to three years of business tax returns
• Year-to-date financial statements
• Personal financial statement
• A short summary of the project or purchase
• Plans, permits, and builder bids

Trade-Offs To Weigh

• Cost overruns come out of your pocket
• You need an exit plan: a long-term loan or a sale

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Owners buying an existing business or a partner's share of one
• Owners purchasing property or equipment for the business
• Established businesses that need working capital to grow

What To Know

A 7(a) loan comes from a lender with SBA support behind it, and the SBA sets eligibility rules the lender has to follow. The paperwork is real, and organizing your business financials early is the single best way to keep it moving. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• The most flexible program: business purchase, property, equipment, working capital
• Up to 25 years for real estate, and 10 for equipment and working capital
• Rates can be fixed or variable, with SBA-set maximums

What To Have Ready

• Two to three years of business tax returns
• Year-to-date financial statements
• Personal financial statement
• A short summary of the project or purchase

Trade-Offs To Weigh

• Guarantee fees and closing costs apply
• A personal guarantee is required

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Owners buying the building their business operates in
• Owners purchasing heavy equipment with a long working life
• Established businesses making a long-term home for themselves

What To Know

A 504 loan is structured in parts, with a lender, a development company working with the SBA, and the borrower's own contribution all in the mix. It is designed for assets the business will keep, not day-to-day expenses, and the jobs the project supports are part of the SBA's picture. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• Three parts: a bank loan, a loan through a Certified Development Company backed by the SBA, and your down payment
• Down payment is often around 10%, higher for new businesses or special-use property
• The SBA-backed portion is fixed-rate, with terms of 10, 20, or 25 years
• For real estate and heavy equipment, not working capital

What To Have Ready

• Two to three years of business tax returns
• Year-to-date financial statements
• Personal financial statement
• A short summary of the project or purchase

Trade-Offs To Weigh

• Projects must meet job-creation or other public-policy goals
• More parties are involved, so it can take longer

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Owners who need a smaller loan without a long review
• Businesses that need working capital on a shorter timeline
• Owners opening a line of credit for the business

What To Know

Express loans move faster because the lender handles more of the review under SBA rules. Faster does not mean automatic, and clean business financials still make the difference. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• Loans up to $500,000
• The SBA guarantees up to 50%, and lenders can decide faster
• Available as a term loan or a revolving line of credit

What To Have Ready

• Two to three years of business tax returns
• Year-to-date financial statements
• Personal financial statement
• A short summary of the project or purchase

Trade-Offs To Weigh

• Faster does not mean easier: lenders still review credit, cash flow, and collateral
• The maximum is lower than for a standard 7(a)

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Homeowners with projects that come in stages, like a phased renovation
• Homeowners who want a safety net available without borrowing it all today
• Homeowners whose expenses ahead are real but not all scheduled yet

What To Know

A HELOC works in two phases, in Laymen's terms. During the draw period, you borrow against the line as needed and your payments are based on what you have drawn. When that period ends, the repayment period begins and you pay back the balance over time. Because the balance changes as you draw, we map out what you plan to use it for before you open one. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• The draw period is often 10 years, followed by a repayment period of 10 to 20 years
• Rates are usually variable and tied to the prime rate
• Payments during the draw period can be interest-only

What To Have Ready

• Current mortgage statement
• Homeowners insurance declarations page
• Recent pay stubs and tax documents
• A clear idea of what the funds are for

Trade-Offs To Weigh

• Payments can jump when rates rise or when repayment begins
• Lenders can freeze or reduce a line in some situations

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Homeowners with one large, defined expense ahead
• Homeowners planning a renovation with a clear budget
• Homeowners who prefer one set loan instead of an open line

What To Know

The difference from a HELOC comes down to how the money arrives. A home equity loan pays out once, up front, and you repay that set amount on a schedule. A HELOC is an open line you draw from as needed. Which one fits depends on whether your expense is one known project or a series of unknowns, and we compare the two side by side before you choose. Program availability and terms vary by lender and borrower, and all loans are subject to credit and property approval.

Key Facts

• A lump sum with a fixed rate and a fixed payment
• Terms commonly run 5 to 30 years
• Separate from your first mortgage, so that loan stays as it is

What To Have Ready

• Current mortgage statement
• Homeowners insurance declarations page
• Recent pay stubs and tax documents
• A clear idea of what the funds are for

Trade-Offs To Weigh

• You pay interest on the full amount from day one
• Closing costs can be higher than on a HELOC

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.

Who This Fits

• Homeowners who want to tap equity without a new monthly payment
• Homeowners whose income makes a traditional equity loan a poor fit
• Homeowners comparing every alternative to a HELOC or home equity loan

What To Know

Be clear on what this is: a home equity investment is not a loan. There are no monthly payments. Instead, the provider gives you funds now and shares in how your home's value changes over time, settling up when the agreement ends, often when you sell or refinance. That makes it a different product from a HELOC or a home equity loan, with its own costs and trade-offs, and we walk through those honestly before you consider one. Availability and terms vary by provider and homeowner, and approval is based on the provider's review of your home and your situation.

Key Facts

• No monthly payments
• The provider receives a share of your home's future value change
• Settled when you sell, refinance, or reach the end of the term, often 10 to 30 years

What To Have Ready

• Current mortgage statement
• Homeowners insurance declarations page
• Recent pay stubs and tax documents
• A clear idea of what the funds are for

Trade-Offs To Weigh

• The cost can be high if your home gains a lot of value
• Fees come out of the amount you receive

These are general guidelines, not an offer or a commitment to lend. Rules and limits change and vary by lender and borrower, so we confirm the current numbers for your situation.