Timberline is a Colorado wholesale mortgage broker. We place loans with dozens of lenders, so this is one shelf with no duplicates. Guidelines, overlays, and eligibility vary by lender and file; send us the scenario and we will tell you which box it fits.
The workhorse of American home financing: Fannie Mae and Freddie Mac loans with low-down-payment options for qualifying buyers. Strong credit gets rewarded with strong pricing, mortgage insurance drops off once you build enough equity, and the program covers primary homes, second homes, and investment properties. Because we shop your file across dozens of wholesale lenders, the same conventional loan often prices better here than at a retail branch.
Insured by the Federal Housing Administration, FHA loans exist for borrowers who need flexibility: lower credit scores, higher debt-to-income ratios, smaller down payments, or a shorter waiting period after a credit event. The trade is mortgage insurance for most of the loan's life, which is why we often use FHA as the loan that gets you in the door, then refinance you to conventional once your credit or equity improves.
For eligible veterans, active-duty service members, and certain surviving spouses, the VA loan is the strongest mortgage in America: no down payment required, no monthly mortgage insurance, and flexible underwriting built around residual income instead of hard debt-ratio caps. Sellers can pay your closing costs, and the funding fee is waived for many disabled veterans. If you served, this program should be the first one you price.
No-down-payment financing for homes in USDA-eligible rural and outer-suburban areas, with income limits by county. More of Colorado qualifies than people expect: parts of Elizabeth, Bennett, Berthoud, and plenty of the mountain and plains communities fall inside the eligibility maps. Guarantee fees run cheaper than FHA mortgage insurance, which can make USDA the least expensive low-down-payment loan available when the address works.
For loan amounts above conforming limits, jumbo financing covers Colorado's higher-priced homes, from Denver's premium neighborhoods to the resort corridor, with loan amounts well into the multi-million range. Underwriting is more thorough on income, assets, and reserves, and pricing varies widely between lenders, which is where a wholesale broker earns their keep: we put your file in front of the jumbo investors competing hardest for it that week.
Portfolio jumbo adds room for expanded credit, non-warrantable condos, and interest-only or extended-term structures, and doctor loans give physicians, dentists, and other medical professionals low-down-payment jumbo financing with no mortgage insurance and student-loan flexibility.
Down payment is the number one thing that keeps qualified Colorado buyers renting. Down payment assistance closes that gap with a grant, a second mortgage, or a combined first-and-second structure that covers part or all of the down payment, and several programs are open to repeat buyers, not just first-timers. We match the program to the loan, the county, and your income so the assistance and the first mortgage work together instead of fighting each other.
Built for business owners, 1099 contractors, retirees living on assets, and anyone whose tax returns understate what they earn. Instead of returns, these programs qualify you on bank statements, a CPA-prepared profit and loss, 1099s, or the assets themselves. Self-employed files are our specialty; we know which lenders count what, and how to present deposits so your real income shows up in the approval.
When tax returns are the right path, Dave is an expert in complicated business returns: multi-entity K-1s, S-corp and partnership add-backs, depreciation. Send the messy ones.
Financing for rental property that qualifies on the property, not on your personal income. DSCR loans compare the home's rent to its payment; if the property carries itself, the loan can work with no tax returns and no employment verification, and several programs accept coverage ratios below one-to-one. We also handle standard investment-property loans, short-term-rental deals underwritten on projected income, and the non-warrantable resort condos other lenders walk away from.
If your first mortgage carries a rate you want to keep, a second lien lets you tap equity without refinancing the whole balance. A HELOC gives you a revolving line for projects or reserves; a closed-end second gives you a fixed amount at a fixed payment. Non-QM and DSCR seconds extend the same idea to self-employed borrowers and investors.
Ground-up builds, major renovations, and the in-between moments when you need to buy before you sell. One-time-close construction loans fund the build and convert to permanent financing at one closing. Renovation loans roll the purchase and the rehab into a single mortgage. Bridge and hard money cover the short-term gap when speed decides who wins the contract.
Hard money is short-term, asset-based lending for flips and time-sensitive deals: approval rests on the property and the exit plan rather than your tax returns, and closings run in days. Costs run higher than long-term financing, so we use it the way it is meant to be used: get in fast, execute the plan, then refinance into permanent financing or sell.
Some files fail at a bank because of the property, not the person. Manufactured homes, condotels, two-to-four-unit properties, recently listed homes, and buildings that miss a conventional condo review all have lenders that want them. Others fail because the borrower's credit file is thin rather than bad. We keep programs for both.
A refinance should have a job: lower the rate, shorten the term, pull cash for a purpose, or drop mortgage insurance. We price each of those across the wholesale market and tell you plainly when the math does not work yet. Streamline programs for FHA, VA, and USDA borrowers cut the paperwork, and non-QM cash-out gives self-employed owners a path when returns are the obstacle.
Bank statements, CPA P&L, 1099-only, or a written VOE, with no tax returns on many files. When returns are the path, Dave handles the complicated ones: multi-entity K-1s, S-corp and partnership add-backs, depreciation.
DSCR, no-ratio DSCR, short-term rentals, LLC vesting, five-to-eight units, and DSCR seconds behind a first mortgage you want to keep.
FHA, VA, and USDA, low-down conventional, DPA seconds and grants, CHFA, piggyback HELOCs, and seller credits or buydowns written into the offer.
ITIN, foreign national, non-traditional credit, asset-only qualifying, doctor loans, manufactured homes, and 203(k).
A standalone HELOC, closed-end second, or non-QM second instead of a cash-out refinance.
One-time-close construction-to-perm, HomeStyle, 203(k), VA and USDA rehab, fix-and-flip, and bridge.
Get a custom rate quote in a couple of minutes, start a full application, or call and talk it through with a loan officer. No obligation.
