Loan products · 15 ways to finance
Every loan product, in one place.
One broker shopping them all.
From a first-time buyer’s FHA loan to a twelve-month fix-and-flip, Cali Mortgage arranges it — and prices it across many wholesale lenders instead of one bank’s menu.
01 · 5 products
Home loans for most buyers
Primary residences, second homes and refinances — the agency and government programs most people start with.
Solid credit, any occupancy
Conventional fixed & Flex Term
30, 20, 15 and 10-year fixed — or Flex Term, any whole number of years from 10 to 30, so a refinance does not restart the clock. Mortgage insurance drops off as you build equity.
First-time buyers, credit still rebuilding
FHA
Government-insured and more forgiving on credit and debt-to-income. A low down payment requirement and gift funds are allowed.
Veterans, active duty, eligible spouses
VA
No down payment required and no monthly mortgage insurance. Disabled veterans may also qualify for California property-tax relief.
Above the conforming limit
Jumbo
For loan amounts over the county conforming limit — common in Granite Bay, El Dorado Hills, Tahoe and the Bay Area.
Selling or refinancing within a few years
Adjustable-rate (ARM)
A rate fixed for an initial period, then adjusting on a set schedule with caps. Can start below a comparable fixed rate — worth it when you will not keep the loan past the fixed period.
02 · 1 product
Tap your equity
Keep a great first-mortgage rate and borrow against the value you have built.
Homeowners with a low first-mortgage rate
HELOC
A line of credit in second position behind your existing mortgage. Draw what you need, when you need it, and leave your first loan untouched.
03 · 5 products
Self-employed & non-QM
Strong borrowers whose income does not look strong on a tax return. Qualify on how money actually comes in.
Self-employed, heavy write-offs
12-month bank statement
Qualify on deposits from twelve months of personal or business bank statements instead of tax returns.
Self-employed with a CPA-prepared P&L
P&L only
Qualify on a profit-and-loss statement prepared by a CPA, enrolled agent or licensed tax preparer — no tax returns and no bank statements required to calculate income.
Retirees, high net worth, lower income
Asset depletion
Turns liquid assets — savings, brokerage, retirement accounts — into qualifying income, without needing a paycheck.
Physicians, dentists, residents, fellows
Doctor loans
Lenient treatment of student debt, eligibility on a signed contract, and no mortgage insurance requirement.
Condos agency loans will not touch
Non-warrantable condo
For buildings with litigation, high investor concentration, commercial space or other issues that disqualify them from Fannie and Freddie.
04 · 3 products
Investors
Business-purpose financing that underwrites the property and the deal.
Rental property investors
DSCR
Qualifies on the property rent instead of your personal income. No tax returns, unlimited properties, LLC vesting available.
Fast closes, short-term deals
Hard money / private money
The 6/6/12 program: twelve-month interest-only, first or second lien, on 1–4 unit and condo investment property. Business purpose only.
Buy, renovate, sell
Fix & flip
Short-term hard money built around a renovation timeline — buy the house the bank will not lend on yet, do the work, and sell or refinance into a DSCR loan. Business purpose, investment property only.
05 · 1 product
Specialty property
Homes that need a lender who knows the property type.
Manufactured homes on owned land
Mobile & manufactured homes
A manufactured home on a permanent foundation, titled as real property with the land, can often be financed conventional, FHA or VA. Homes built before June 15, 1976 generally cannot. Send the details and Aaron will tell you straight what fits.
Not sure where you fit?
Start with the situation, not the product name.
Most people do not walk in knowing they need a P&L-only loan or a Flex Term refinance. Tell Aaron what you are buying, how you earn your income and what you want the loan to do — he will narrow fifteen options down to the two or three worth pricing.
Questions
Before you pick a loan.
Cali Mortgage is a broker, not a single bank. Aaron shops your scenario across many wholesale lenders, which is how one office can offer conventional, government, jumbo, non-QM and investor programs — and price them against each other.
Pick “Not sure — help me choose” in the quote form. Aaron looks at the property, how you earn your income and what you are trying to do, and tells you which two or three programs are worth pricing.
Yes. Cali Mortgage is based in Roseville and lends across California, and most of the process runs remotely.
No. A quote request does not pull credit. A credit report is only ordered once you decide to move forward with an application.
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