As a wholesale broker we shop dozens of lenders for each of these. Find the program that fits your situation, then call us to talk pricing and strategy.
The workhorse of American home financing: Fannie Mae and Freddie Mac loans with down payments as low as 3% 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. Down payments start at 3.5%. 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: zero down payment, 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.
Zero-down 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. 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.
Built for business owners, 1099 contractors, and anyone whose tax returns understate what they earn. Instead of returns, these programs qualify you on 12 or 24 months of bank statements, or on a CPA-prepared profit and loss. 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.
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. We also handle standard investment-property loans, short-term-rental deals, and the non-warrantable resort condos other lenders walk away from.
Short-term, asset-based lending for flips, bridge situations, and deals where speed decides who wins the contract. Approval rests on the property and the exit plan rather than your tax returns, and closings run in days, not weeks. Costs run higher than long-term financing, so we use hard money the way it's meant to be used: get in fast, execute the plan, then refinance into permanent financing or sell.
That's the conversation we're best at. Tell us your situation and we'll tell you which program wins, with real numbers from the wholesale market.
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