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Conventional loans can go as low as 3% down for time buyers and some non first time buyers. Already own a home and want to buy another one? It is only 5% down to buy your next home. There is also tons of flexibility for second homes (vacation homes) and rentals (investment properties). They reward strong credit and can be very cost effective if your credit profile is solid.

FHA loans let you buy a home with as little as 3.5 percent down with credit scores from 580 and up, and down to a 500 score with at least 10 percent down. They come with flexible debt-to-income guidelines and can often make a deal work when other programs are too tight on debt-to-income ratios.

It is also important to know that FHA is not just a first time buyer program. You can use FHA more than once over your lifetime, as long as you meet the eligibility rules at the time, which makes it a great option for repeat buyers as well.

Farm and ag loans are designed for real working properties like ranches, equestrian setups, and vineyards that do not fit standard suburban lending. We can often use parts of the farm operation to help qualify and give you alternatives to the single ag bank everyone else is told to use.

Buying your first home is a huge step forward to investing in your future. Even if you aren’t quite ready for pre-approval, we can help you get started at no cost or obligation to you.

Home equity lines of credit and fixed second mortgages help you tap into your equity for projects, debt payoff, or future plans without touching your first mortgage. We offer fast digital HELOC options with soft credit pulls, as well as fully underwritten second mortgages for more complex scenarios.

Non-QM and investor loans are built for self employed buyers, high asset households, and investors who do not fit the neat W 2 box. Think bank statement loans, asset depletion, and DSCR options that qualify based on rental income, with slightly higher rates but far more flexibility than traditional guidelines.

Oregon Flex programs like FirstHome and NextStep let you pair a regular FHA, conventional, VA, or USDA loan with state backed down payment assistance of about 4 to 5 percent. That second loan covers the required down payment so many Oregon buyers can get into a home sooner without waiting years to save a lump sum.

Renovation loans let you purchase and remodel with a single loan, using the same minimum down payment and credit score requirements as their normal FHA, conventional, or VA counterparts. The approval is based on the future finished value of the home, not just what it looks like today.

USDA loans give you 0 percent down financing when you buy in an eligible rural or small town area and meet the income limits. Many approvals work best around a 640 score or higher, although we can sometimes go lower. Next to VA, USDA is often the best priced loan available, but it comes with very strict debt to income rules.

VA loans offer true 0% down financing for eligible veterans and service members, with some of the best rate and fee combinations in the market. There is no monthly mortgage insurance, very flexible debt to income rules, and all veterans with a qualifying disability rating get the VA funding fee waived entirely. With direct access to the VA we can pull your paperwork for you.

Refinancing is simply replacing your current mortgage with a new one. You can use it to lower your rate, change your term, pull cash out of your equity, or cleanly restructure who is on the loan and title. The basic credit score and income rules are the same as the purchase versions of each program, so you can always click over to our FHA, VA, USDA, conventional, non QM, and HELOC pages for more detail.

DSCR loans let investors qualify based on a property’s rental income rather than personal W-2 income. If the rent covers the mortgage payment, you can often qualify — no tax returns, no pay stubs. Available for short-term rentals like Airbnb and VRBO, long-term rentals, and multi-unit properties in Oregon, Washington, and Colorado.