Free consultation — no obligation. Eric responds within the hour.
✅ Got it! Eric will reach out within 1 business hour. Watch your phone!
20+
Loan Programs
5★
Client Rated
Fast
Pre-Approvals
NEXA
Nationwide Lender
All Loan Programs
Every Loan You Need, All in One Place
From first-time buyers to seasoned investors — if there's a loan program for it, Eric can do it.
🏡
FHA Loans
3.5% down, flexible credit. First-time buyer's best friend.
Learn More →
🏦
Conventional
Competitive rates, no MIP with 20% down. Fannie & Freddie.
Learn More →
🇺🇸
VA Loans
Zero down for Veterans. No PMI. The benefit you earned.
Learn More →
🌾
USDA Loans
100% financing in eligible rural and suburban areas.
Learn More →
📊
DSCR Investor
Qualify on rental income — not your W2. Built for investors.
Learn More →
🔨
Fix N Flip / Hard Money
Fast close, asset-based lending for flippers and investors.
Learn More →
🏢
Commercial Loans
Multi-family, retail, mixed-use, and business real estate.
Learn More →
🏗️
OTC Construction
FHA, VA & Conventional — build with one loan close.
Learn More →
🔧
Renovation Loans
203k, HomeStyle, & VA Renovation — buy and fix in one.
Learn More →
Today's Rate Landscape
Current Rate Comparison Guide
Rates change daily. The table below shows typical program ranges — call Eric for your exact personalized rate quote.
⚠️ Rates shown are representative ranges for illustration only, based on current market conditions. Actual rates depend on credit score, down payment, property type, and daily market movement. Contact Eric for a real quote. Updated: 2025.
I've helped hundreds of families and investors across 48 states get into homes, renovate properties, and build wealth through real estate. Whether you're buying your first home or expanding your investment portfolio, I have a loan program that fits — and I'll walk you through every step.
"Eric made the whole mortgage process so smooth. As a first-time buyer I was nervous, but he explained everything and got us a great FHA rate. We closed on time!"
— Maria G., Visalia CA
★★★★★
"We used a DSCR loan to buy our first rental property and Eric knew exactly what to do. He's an investor himself so he gets it. Highly recommend for anyone buying rentals."
— Dave R., Fresno CA
★★★★★
"VA loan with zero down — Eric handled everything perfectly. He knows all the ins and outs. Our family couldn't be happier in our new home."
— Cpl. James T., USMC (Ret.)
Free Consultation
Book a Call with Eric
Pick a time that works for you — 15 or 30 minutes. No sales pitch, just straight answers about your loan options.
Prefer to talk now? Call or text Eric directly: 559-259-5522
Low down payment, flexible credit — the gateway to homeownership for millions of buyers.
FHAFirst-Time BuyersLow Down PaymentFlexible Credit
What is an FHA Loan?
An FHA loan is a mortgage insured by the Federal Housing Administration (FHA), a division of HUD. Because the government backs these loans, lenders can offer them with more flexible qualifying criteria than conventional mortgages — making FHA one of the most popular paths to homeownership in America.
3.5%
Min Down Payment
580+
Min Credit Score
57%
Max DTI
6%
Seller Concessions
⚠️ Representative rates only. Call Eric for your personalized rate quote.
FHA Loan Term
Approx. Rate Range
Best Fit
30-Year Fixed
6.25% – 7.00%
Most buyers — lowest monthly payment
15-Year Fixed
5.75% – 6.50%
Pay off faster, build equity quicker
5/1 ARM
5.50% – 6.25%
Short-term holds, refinance plans
FHA Loan Requirements
Credit Score: 580+ for 3.5% down; 500–579 with 10% down
Down Payment: As low as 3.5% (gift funds allowed)
Debt-to-Income: Up to 57% in some cases
Employment: Stable 2-year work history
Loan Limits: Vary by county — call Eric for your area
Primary Residence: FHA loans for owner-occupied homes only
💡 FHA Loan Limits by State — 2025
FHA loan limits vary by county and state. The 2025 baseline limit is $524,225 for most areas, with higher limits in high-cost counties. Eric is licensed in 48 states — give him your target zip code and he will confirm the exact limit for your area instantly.
FHA Mortgage Insurance (MIP)
FHA loans require two types of mortgage insurance: an Upfront MIP of 1.75% (rolled into the loan) and an Annual MIP of approximately 0.55% per year paid monthly. On 30-year loans with under 10% down, MIP remains for the life of the loan — but the flexible qualification often more than offsets this cost.
✅ FHA Pros
Only 3.5% down required
Lower credit scores accepted
Gift funds allowed
High DTI flexibility
Seller pays up to 6% closing costs
❌ FHA Considerations
MIP for life of loan
Loan limits may not cover all areas
Property condition standards
Owner-occupied only
FHA Loan FAQ
Can I use an FHA loan if I've had a bankruptcy? +
Yes. Chapter 7 bankruptcy: wait 2 years from discharge. Chapter 13: 1 year into a repayment plan with court approval. You'll also need re-established credit. Eric has helped many borrowers navigate this successfully.
Can I use gift money for my FHA down payment? +
Absolutely. FHA allows 100% of your down payment to come from a gift from a family member, employer, charitable organization, or government agency. A gift letter is required documenting no repayment is expected.
What's the difference between FHA and conventional for a first-time buyer? +
FHA is typically better if your credit score is below 680 or your down payment is under 10%. Conventional can be better above 720 credit with 20% down because you avoid mortgage insurance entirely. Eric will run both scenarios side by side at no cost.
How long does FHA pre-approval take? +
With Eric, most borrowers have a pre-approval letter within 24–48 hours after submitting their documents. Same-day pre-approvals are sometimes possible for straightforward files. Call 559-259-5522 to get started today.
Can I refinance out of FHA later to get rid of MIP? +
Yes — this is a very common strategy. Once you have sufficient equity (usually 20%+), you can refinance from an FHA loan to a conventional loan and eliminate the MIP entirely. Eric can project when that crossover point makes financial sense for you.
FHA Pre-Approval
Get your pre-approval letter fast. Free, no obligation.
Zero down. No PMI. The most powerful home loan benefit available — earned through your service.
VAVeteransActive DutyZero Down
The VA Loan: Your Hard-Earned Benefit
Established in 1944, the VA loan remains the most powerful home financing benefit in America. Zero down payment, no monthly mortgage insurance, and competitive rates — often better than conventional. If you've served, this benefit is yours to use.
0%
Down Payment
NO
Monthly PMI
620+
Typical Min Score
REUSE
Use Multiple Times
⚠️ Representative rates — contact Eric for your personalized VA rate quote.
VA Loan Term
Approx. Rate Range
Notes
30-Year Fixed VA
6.00% – 6.75%
Most popular — best for long-term ownership
15-Year Fixed VA
5.50% – 6.25%
Faster equity build, lower total interest
VA IRRRL (Streamline Refi)
Current rate – 0.5%+
Existing VA borrowers only, minimal docs
VA Loan Eligibility
Active duty: 90 days of continuous service
Veterans: 90 days wartime, 181 days peacetime
National Guard / Reserves: 6 years, or 90 days activated under Title 10
Surviving spouses of Veterans who died in service or from service-connected disability
🏅 Why the VA Loan Beats Everything Else
No down payment. No PMI — ever. Competitive rates. Limits on what lenders can charge in closing costs. No prepayment penalty. And you can use it more than once. For eligible Veterans, this is almost always the best loan available. Period.
VA Funding Fee
Instead of mortgage insurance, VA charges a one-time funding fee: 2.15% for first use with 0% down, reduced with down payment, 3.3% for subsequent use. Veterans with service-connected disabilities are exempt from the funding fee entirely.
✅ VA Loan Benefits
Zero down payment
No monthly mortgage insurance
Best rates available
Reusable benefit
Limits on closing costs
Assumable mortgage
⚠️ VA Considerations
One-time funding fee
Primary residence only
VA appraisals can be strict
Some sellers unfamiliar with VA
VA Loan FAQ
Can I get a VA loan more than once? +
Yes. VA entitlement can be restored and reused multiple times. You can even have two VA loans simultaneously in some cases (if you have remaining entitlement). Eric can walk you through your specific entitlement situation.
Do I need a Certificate of Eligibility (COE) before I can start? +
No — you can start the process and Eric will pull your COE for you. In most cases it comes back instantly through the VA's automated system. Don't let paperwork be a reason to wait.
Can I use my VA loan to buy a multi-family property? +
Yes — up to 4 units, as long as you occupy one unit as your primary residence. This is one of the most powerful wealth-building strategies available to Veterans: buy a 2–4 unit property with zero down, live in one unit, and rent the others.
What's a VA IRRRL and should I use one? +
The VA Interest Rate Reduction Refinance Loan (IRRRL) lets existing VA borrowers refinance to a lower rate with minimal documentation, often no appraisal, and no out-of-pocket costs. If rates have dropped since you closed, this is the fastest, easiest refinance available. Call Eric to see if it makes sense for you.
Is my disability rating relevant to my VA loan? +
Absolutely yes. Veterans with a service-connected disability rating of 10% or higher are exempt from the VA funding fee — which saves thousands of dollars at closing. Always disclose your disability rating when applying for a VA loan.
VA Loan Pre-Approval
Zero down. No PMI. Let's claim your benefit.
✅ Thank you for your service! Eric will call you soon about your VA loan.
Competitive rates, flexible terms — the gold standard of American home financing for qualified buyers.
ConventionalFannie MaeFreddie MacPMI Cancels
What is a Conventional Loan?
A conventional loan is a mortgage not insured by a government agency. These loans conform to guidelines set by Fannie Mae and Freddie Mac, which keeps rates competitive. For borrowers with solid credit, conventional loans often offer the best combination of rate, term, and flexibility.
3%
Min Down Payment
620+
Min Credit Score
50%
Max DTI
$806k
2025 Conforming Limit
⚠️ Representative ranges only. Your rate depends on credit score, LTV, and daily market. Call Eric.
Loan Program
Rate Range
Down Payment
PMI?
30yr Fixed (760+ credit)
6.50% – 7.00%
20%
No
30yr Fixed (720–759)
6.75% – 7.25%
10–20%
Possible
30yr Fixed (680–719)
7.00% – 7.50%
5–10%
Yes — cancels at 80% LTV
15yr Fixed
5.75% – 6.50%
5–20%
Possible
HomeReady / Home Possible (3% down)
6.75% – 7.50%
3%
Yes — reduced
Jumbo Conventional
6.75% – 7.75%
10–20%
Varies
PMI: The Key Difference from FHA
Private Mortgage Insurance (PMI) on conventional loans automatically cancels when your loan balance reaches 80% of the original purchase price. This is a significant advantage over FHA MIP, which stays for the life of the loan on most borrowers. You can also request cancellation once you've paid down to 80% LTV.
✅ Conventional Pros
PMI cancels at 20% equity
Best rates for high-credit borrowers
Works for investment properties
No upfront mortgage insurance
Investment property eligible
❌ Conventional Considerations
Stricter credit requirements
Less DTI flexibility
Higher rate if credit is lower
Stricter property conditions
Conventional Loan FAQ
How is a conventional loan different from FHA? +
The main differences: FHA requires only 580 credit vs 620+ conventional; FHA has MIP for life (in most cases) while conventional PMI cancels at 80% LTV; conventional allows investment properties while FHA requires owner occupancy. Eric will compare both for your specific numbers.
What is the conforming loan limit for 2025? +
The 2025 baseline conforming loan limit is $806,500 for a single-family home in most areas. Some high-cost California counties have higher limits. Loans above the conforming limit require jumbo financing, which has different (usually stricter) guidelines.
Can I buy an investment property with a conventional loan? +
Yes — unlike FHA and VA, conventional loans can be used for investment properties. You'll typically need 20–25% down and slightly higher rates, but you can own up to 10 financed properties under standard Fannie/Freddie guidelines. Beyond 10, you'd transition to DSCR or portfolio lending.
What is HomeReady and who qualifies? +
HomeReady is Fannie Mae's affordable lending program: 3% down, reduced PMI rates, and it allows income from other household members (like a parent living with you) to be counted in qualification. There are income limits (up to 80% of area median income). A great option for moderate-income first-time buyers.
Zero down payment for buyers in eligible rural and suburban areas. You may qualify and not even know it.
USDAZero Down100% FinancingRural Eligible
What is a USDA Loan?
A USDA loan is a zero-down-payment mortgage backed by the U.S. Department of Agriculture, designed to promote homeownership in eligible rural and suburban communities. Despite the "rural" label, many cities and suburbs nationwide qualify.
0%
Down Payment
640+
Typical Min Score
1%
Upfront Guarantee Fee
0.35%
Annual Fee
⚠️ Representative ranges. Call Eric for your exact USDA rate quote.
USDA Program
Rate Range
Notes
USDA Guaranteed Loan (most common)
6.25% – 7.00%
For moderate-income buyers, processed through approved lenders like NEXA
USDA Direct Loan (low income)
As low as 1%
Processed directly by USDA, stricter income limits
🌾 More Areas Qualify Than You Think
Many cities and suburbs throughout Tulare, Kings, and Fresno Counties have USDA-eligible zones. Call Eric with any address — he can tell you in 60 seconds whether it qualifies and whether your income is within the USDA limit for your household size.
✅ USDA Advantages
Truly zero down payment
Lower MI than FHA
Competitive fixed rates
Seller concessions allowed
Closing costs can be financed
❌ USDA Limitations
Geographic restrictions apply
Income limits (115% AMI max)
Primary residence only
Upfront fee 1.0%
USDA Loan FAQ
Does "rural" mean farmland only? +
Definitely not. USDA eligibility is based on population density — many towns and suburbs with populations up to 35,000 qualify. Eric is licensed in 48 states — give him any address and he will check USDA eligibility instantly.
What are the income limits for USDA? +
USDA income limits are based on your county and household size — typically 115% of the area median income. In most counties, a family of four can earn roughly $100,000–$120,000 and still qualify — limits vary by location. Call Eric to get the exact number for your household size and zip code.
Can USDA be used for a refinance? +
Yes — USDA offers a Streamline Refinance for existing USDA borrowers. If you already have a USDA loan and rates have dropped, the Streamline Refinance has minimal documentation requirements and no appraisal in most cases.
USDA vs FHA — which is better if I qualify for both? +
USDA usually wins when you qualify for both: zero down vs 3.5% for FHA, and the annual fee (0.35%) is typically lower than FHA's MIP (0.55%). The only catch is USDA has income and geographic limits. Eric will compare both programs side by side for you.
Check USDA Eligibility
Find out in minutes — free, no obligation.
✅ Eric will check your address and call you right away!
Qualify on rental income — not your W2. Built for real estate investors who want to scale without limits.
DSCRInvestorNo W2Rental Income
What is a DSCR Loan?
DSCR stands for Debt Service Coverage Ratio — a metric measuring whether a rental property generates enough income to cover its mortgage. DSCR loans qualify investors based on the property's cash flow, not personal tax returns or employment history. A game-changer for self-employed investors and high-net-worth borrowers with large write-offs.
1.0+
Typical Min DSCR
20%
Min Down Payment
680+
Typical Min Credit
NO
W2 or Tax Returns
⚠️ DSCR rates are property and borrower specific. These are representative ranges.
DSCR Program
Rate Range
DSCR Req.
Notes
30yr Fixed (DSCR ≥1.25)
7.00% – 7.75%
1.25+
Best pricing, strong cash flow
30yr Fixed (DSCR 1.0–1.24)
7.50% – 8.25%
1.0+
Standard qualifying range
Interest Only DSCR
7.75% – 8.50%
1.0+
Max cash flow, equity builds slower
Sub-1.0 DSCR Program
8.50% – 9.50%
0.75+
Higher down required, limited availability
Short-Term Rental (Airbnb/VRBO)
7.50% – 8.50%
Based on STR projection
AirDNA or market rent used
📊 Live DSCR Calculator
Enter your property's monthly numbers. DSCR = Monthly Rent ÷ PITIA. Most lenders require 1.0–1.25 minimum.
—
Debt Service Coverage Ratio
✅ DSCR Benefits
No W2 or tax returns needed
Scale without personal income limits
Close in an LLC (some programs)
Interest-only options available
STR income considered
No limit on number of properties
⚠️ DSCR Considerations
20%+ down required
Slightly higher rates than conventional
Investment property only
Strong credit still required
DSCR Loan FAQ
What if my property has no rental history yet? +
Most DSCR lenders will use a market rent analysis from a licensed appraiser to determine the expected rent, even if the property has no existing tenants. This means you can use a DSCR loan on a vacant property as long as the market supports the income needed.
Can I close a DSCR loan in an LLC? +
Yes — many DSCR lenders allow title to be held in an LLC or other entity, which is a significant advantage for investors who want liability protection and cleaner bookkeeping. Not all programs allow this, so Eric will match you to a lender that does if that's your structure.
Can I use Airbnb income to qualify for a DSCR loan? +
Yes — some lenders accept short-term rental income projections (from platforms like AirDNA) to calculate the DSCR for properties intended as short-term rentals. The underwriting is more nuanced, but Eric has access to STR-friendly DSCR programs.
Is there a limit on how many DSCR loans I can have? +
Generally no — DSCR loans are not subject to the Fannie Mae 10-property limit. This is one of the primary reasons investors use DSCR: you can continue acquiring properties without hitting a conventional financing ceiling.
DSCR Loan Inquiry
Run your deal — no W2 needed.
✅ Deal received! Eric will analyze and call within 1 hour.
Fast closes, asset-based lending — the fuel that powers real estate investors who move fast and profit big.
Fix N FlipHard MoneyBridge LoanFast Close
Hard Money / Fix N Flip Loans Explained
Hard money loans are short-term, asset-based loans for real estate investors who need fast capital to acquire and rehab properties. Lenders focus primarily on property value (ARV — After Repair Value), not personal credit and income. Close in days, not months.
7–14
Days to Close
85%
Max LTC of Cost
70%
Max of ARV
12mo
Typical Term
⚠️ Hard money rates are deal-specific. Call Eric to price your specific project.
Program
Rate Range
Points at Close
Term
Residential Fix N Flip (experienced)
9.00% – 11.00%
1–2 pts
6–12 months
Residential Fix N Flip (first-time)
10.00% – 12.00%
2–3 pts
6–12 months
Bridge Loan (buy + stabilize)
9.00% – 11.50%
1–2 pts
12–18 months
Small Multi-Family Value-Add
9.50% – 12.00%
1–3 pts
12–18 months
⚡ Speed Is the Product
The best distressed deals don't wait 45 days. Investors who close in 7–10 days win the deal. Hard money financing is how experienced flippers compete with all-cash buyers — and often win. Eric has lender relationships built for speed.
✅ Hard Money Benefits
Close in 7–14 days
Asset-based — credit secondary
Rehab funds included
Interest-only payments
Distressed properties OK
⚠️ Hard Money Considerations
Higher rates (9–13%)
Short term — must exit in 12–18mo
Points charged at close
Higher down payment
Fix N Flip FAQ
Can a first-time flipper get a hard money loan? +
Yes, but you'll typically need more skin in the game — a lower LTV (maybe 70–75% of ARV vs 75–80% for experienced investors) and more reserves. Eric works with lenders who support first-time flippers and will help you structure the deal to get approved.
What's the exit strategy after a fix n flip loan? +
Two main exits: (1) Sell the property for profit and pay off the hard money loan at closing. (2) Refinance into a long-term DSCR loan if you want to hold the property as a rental. Eric can help you structure the long-term refinance into a DSCR product once the rehab is complete.
How are construction draws handled? +
Rehab funds are held in escrow and released in stages (draws) as construction milestones are completed. An inspector verifies the work before each draw is released. You're not fronting the entire rehab budget — draws fund the work as it happens.
What's the 70% rule in fix and flip? +
The 70% rule says you should pay no more than 70% of the ARV minus repair costs for a flip. Example: ARV $300k × 70% = $210k minus $50k repairs = max purchase price of $160k. This leaves room for holding costs, profit, and unexpected expenses. Eric will help you run the numbers on any deal.
Submit Your Deal
Eric will structure the financing and respond fast.
✅ Deal submitted! Eric will analyze and reach out today.
Commercial loans finance income-producing properties — apartment complexes (5+ units), retail centers, office buildings, warehouses, and more. Unlike residential loans, commercial underwriting focuses heavily on the property's income-generating potential and the sponsor's financial strength.
25%
Min Down Payment
680+
Min Credit Score
1.25
Min DSCR Required
25yr
Max Amortization
⚠️ Commercial rates are deal-specific. Contact Eric for a custom quote on your project.
Commercial Program
Rate Range
Max LTV
Notes
Conventional Commercial (bank)
6.75% – 8.00%
75%
Portfolio loans, 5–25yr terms
SBA 504
6.00% – 7.00%
90%
Owner-occupied only, low down
SBA 7(a)
6.50% – 7.50%
85%
Flexible use, longer amortization
Agency (Fannie/Freddie) Multi-Family
6.00% – 6.75%
80%
5+ units, best rates on larger deals
Commercial Bridge
9.00% – 12.00%
70–75%
Value-add, fast close, short term
Commercial Loan FAQ
What's the difference between a 5+ unit property and a 1–4 unit for financing? +
1–4 unit properties are considered residential and can be financed with residential loans (conventional, FHA, VA, DSCR). 5+ unit properties cross into commercial territory — different underwriting standards, different lenders, typically higher down payments and commercial-style rates. Eric handles both sides of this line.
What is SBA 504 and who should use it? +
SBA 504 is a government-backed program for business owners who want to purchase the real estate they operate from (owner-occupied commercial). It allows up to 90% financing (only 10% down), long amortization (up to 25 years on real estate), and competitive fixed rates. Perfect for businesses buying their own building.
Do I need a personal guarantee on a commercial loan? +
In most cases, yes — lenders require a personal guarantee from the controlling owners of the borrowing entity. Some non-recourse programs exist (typically agency loans on larger properties), but they come with strict requirements. Eric will help you understand your liability exposure on any deal.
Commercial Loan Inquiry
Tell Eric about your deal — he'll find the right program.
✅ Received! Eric will review your commercial deal shortly.
FHA · VA · Conventional — build from the ground up with one loan, one close, one set of closing costs.
OTC ConstructionFHAVAConventionalOne Close
What is a One-Time Close Construction Loan?
A One-Time Close (OTC) loan combines your construction financing and permanent mortgage into a single loan with one closing. You close before construction begins — locking in your rate — and the loan automatically converts to a permanent mortgage when the home is complete. Pay closing costs once, not twice.
ONE
Close (Not Two)
3.5%
FHA OTC Min Down
0%
VA OTC Down Payment
5%
Conv OTC Min Down
⚠️ Construction rates typically run 0.25–0.75% higher than standard purchase rates during the build phase, then convert to standard permanent rates.
OTC Program
Permanent Rate Range
Min Down
Best For
FHA One-Time Close
6.50% – 7.50%
3.5%
First-time builders, flexible credit
VA One-Time Close
6.25% – 7.25%
0%
Veterans building their dream home
Conventional OTC
6.75% – 7.75%
5%
Higher credit, avoid FHA MIP
🏗️ OTC vs Traditional Two-Close Construction Loan
Old way: close once for construction at a high rate, then close AGAIN for the permanent mortgage — paying double closing costs and re-qualifying after the build. OTC: one close, rate locked before shovels hit the ground, automatic conversion when construction is complete. Simpler, cheaper, and less risk.
Construction Loan FAQ
Do I own land already, or can I buy it with the construction loan? +
Both work. If you already own land (free and clear), it can often be used as equity toward your down payment, potentially reducing or eliminating your cash down requirement. If you don't own land, the OTC loan can include the land purchase, construction, and permanent mortgage all in one.
What builder can I use? +
The builder must be licensed in your state and approved by the lender. Eric handles the builder approval process — it involves reviewing the builder's license, insurance, bonding, and construction contract. Most reputable licensed general contractors can be approved. Custom and semi-custom builders both qualify.
How do construction draws work? +
Rehab/construction funds are held in escrow and released in stages (draws) as construction milestones are completed and inspected. During construction you pay interest only on the funds drawn. When construction is complete and final inspection passes, the loan converts automatically to your permanent mortgage with regular P&I payments.
Can a Veteran use VA OTC to build on their own land? +
Yes — and it's one of the best deals in real estate. A Veteran who already owns land can use a VA OTC loan to finance 100% of construction, rolling the land equity in as the "down payment." Zero additional cash out of pocket to build a brand new home. Call Eric if this is your situation.
Construction Loan Inquiry
Let's build it. Tell Eric about your project.
✅ Eric received your inquiry! He'll call to discuss your build soon.
203k Standard & Limited · Fannie Mae HomeStyle · VA Renovation — finance the purchase AND improvements in one mortgage.
203k Standard203k LimitedHomeStyleVA Renovation
Renovation Loans: Buy It and Fix It in One Loan
A renovation loan combines a home purchase (or refinance) and the cost of improvements into a single mortgage. Stop letting that priced-below-market fixer sit on the market — renovation financing turns it into an opportunity no one else can compete for.
3.5%
203k Min Down
$5k
203k Min Repairs
0%
VA Reno Down
ONE
Loan for Buy + Fix
⚠️ Renovation loans typically run slightly above standard purchase rates. Call Eric for your exact quote.
Renovation Program
Rate Range
Max Repair $
Luxury Items?
Investment OK?
FHA 203k Standard
6.50% – 7.50%
No limit (within FHA limits)
No
No
FHA 203k Limited
6.50% – 7.50%
$75,000
No
No
Fannie Mae HomeStyle
6.75% – 7.75%
75% of "as-completed" value
Yes (pools, etc.)
Yes
VA Renovation
6.25% – 7.25%
~$50,000
No
No
🔑 Renovation Loans Unlock Deals Others Walk Away From
That house priced $40k below market because it needs a new roof and kitchen? The bank-owned property with deferred maintenance? Those are equity opportunities when you have a renovation loan. Buyers close with instant built-in equity from day one.
Renovation Loan FAQ
203k Standard vs 203k Limited — which should I use? +
Use 203k Limited if: repairs are under $75,000, no structural work needed, and you want a faster/simpler process. Use 203k Standard if: repairs exceed $75,000, there's structural work (foundation, load-bearing walls, room additions), or the property needs major rehab. Eric will help you determine which fits your project.
Can I do a HomeStyle renovation loan on an investment property? +
Yes — Fannie Mae HomeStyle is the only renovation loan that works on investment properties (with 20%+ down) and second homes. FHA 203k and VA Renovation are owner-occupant only. If you're a buy-and-hold investor who wants to buy a fixer rental, HomeStyle is your product.
Can I do the work myself (owner-builder)? +
Generally no for the major programs — 203k, HomeStyle, and VA Renovation all require licensed contractors for the work. However, if you are a licensed contractor yourself, there may be exceptions. Discuss with Eric — some lenders allow limited self-performed work with proper documentation.
Can the renovation loan cover a pool addition? +
Fannie Mae HomeStyle allows luxury improvements including pools, outdoor kitchens, and landscaping. FHA 203k does not — it excludes items deemed "luxurious" and focuses on health, safety, and structural improvements. If a pool is part of your renovation plan, HomeStyle is the right program.
Renovation Loan Inquiry
Found a fixer? Let's run the numbers.
✅ Eric will be in touch to review your renovation deal!
