Loan Programs

Not sure which loan is right for you? That’s normal. We offer everything from first-time buyer programs to construction, investor, and specialty loans — so you’re not limited to one path.

We’re a locally operated mortgage team, licensed in Tennessee, Georgia, Alabama, and North Carolina.

Two happy new homeowners and Katherine holding a "Closed" sign marking their home purchase
Corey and a family of four happily holding a "I'll be Ho-ho-home for the Holidays" sign to celebrate their home purchase in time for the winter holidays
A happy family of six holding their "Just Closed" sign to celebrate their home purchase

🏠 Loan Types

Most buyers don’t know whether they need an FHA loan, a Conventional loan, or something else entirely — and you shouldn’t have to.

When we talk, we’ll help match the right loan to your goals, budget, and situation.

  • Buying your first home can feel overwhelming, especially when it comes to money. Many programs are designed to make homeownership more accessible.

    These options may include:

    • Low down payment programs

    • Down payment assistance (100% financing!)

    • Flexible credit guidelines

    • Special pricing for certain income levels


    If this is your first time buying, our focus is helping you build a plan that feels comfortable — not just one that works on paper.

    Good fit for: Buyers who want guidance and a clear starting point.

  • Conventional loans are the most common type of mortgage and offer flexibility depending on your credit and down payment.

    Highlights:

    • As little as 3% down for qualified buyers

    • Mortgage insurance can be removed once enough equity is built

    • Often the best option for strong credit profiles


    Good fit for:
    Buyers with stable income and solid credit who want long-term flexibility.

  • FHA loans are government-backed and designed to help buyers with lower down payments or credit scores.

    Highlights:

    • Lower down payment requirements

    • More forgiving credit guidelines

    • Often helpful for first-time buyers


    Things to know:

    • Mortgage insurance is required

    • Appraisal standards can be more detailed


    Good fit for: Buyers who want a lower barrier to entry and don’t mind trading some flexibility for accessibility.

  • VA loans are available to eligible veterans, active-duty service members, and some surviving spouses.

    Highlights:

    • No down payment required in most cases

    • No monthly mortgage insurance

    • Competitive interest rates


    Good fit for: Military buyers who want to take advantage of one of the strongest home loan programs available.

  • USDA loans help buyers purchase homes in eligible rural and suburban areas.

    Highlights:

    • No down payment required

    • Lower mortgage insurance costs than many programs

    • Income limits apply


    Good fit for: Buyers who qualify by location and income and want a low upfront cost option.

  • Building a home has more moving parts than buying an existing one — and the financing matters just as much as the builder.

    We offer construction loan options through:

    • Conventional construction loans

    • FHA construction loans

    • VA construction loans

    • USDA construction loans


    Depending on the program, construction loans can allow you to:

    • Finance the lot and build in one loan

    • Make interest-only payments during the build

    • Roll construction and mortgage into a single closing


    Construction lending is more specialized than standard home loans — and it’s something we do regularly.

    Good fit for: Buyers who want to build instead of buy and want one team guiding them through both construction and mortgage financing.

  • Refinancing replaces your current loan with a new one — often to improve your financial picture.

    Common reasons to refinance:

    • Lower your interest rate

    • Change from an adjustable to a fixed rate

    • Shorten or extend your loan term

    • Remove mortgage insurance

    • Access cash for renovations or debt consolidation


    Good fit for: Homeowners who want to take advantage of better terms or changing financial goals.

  • If you already own a home, you may be able to borrow against your equity for large expenses.

    Options may include:

    • Home equity lines of credit (HELOCs)

    • Fixed-rate home equity loans


    Good fit for: Homeowners who want flexibility without refinancing their entire mortgage.

  • If you’re buying a rental property or building a real estate portfolio, your financing strategy can look very different from an owner-occupied home.

    We offer investor-friendly options such as:

    • DSCR (Debt Service Coverage Ratio) loans

    • Traditional investment property loans

    • Portfolio and specialty investor programs


    DSCR loans focus more on the property’s income than your personal income, which can be helpful for:

    • Long-term rentals

    • Short-term rentals

    • Investors who want to scale


    Good fit for: Real estate investors who want flexible financing not tied strictly to personal income.

  • Not everyone fits neatly into traditional lending guidelines — and that’s okay.

    Non-QM loan options include:

    • Bank Statement loans

    • Profit & Loss–based programs

    • ITIN loans

    • Certain Jumbo loan options

    These programs may help if you:

    • Are self-employed with high write-offs

    • Don’t show income the traditional way

    • Don’t have a Social Security number

    • Have strong assets but complex income


    Good fit for: Buyers with solid finances who don’t fit conventional lending boxes.

  • If you’re purchasing a higher-priced home, a jumbo loan may be required.

    Jumbo loans:

    • Exceed standard conforming loan limits

    • Often have stricter credit and asset requirements

    • Can be structured with fixed or adjustable rates


    Good fit for: Buyers purchasing higher-value homes who want financing beyond standard loan limits.

Ready to chat?

Schedule a call or fill out our contact form to get started.