Tom Caldwell USA

Conventional Mortgages

Conventional mortgages are standard home loans not backed by a government agency. Eligible first‑time buyers can put as little as 3% down through the conventional first‑time homebuyer programs; otherwise, the minimum down payment is typically 5%. Conventional loans with less than 20% down (above 80% loan‑to‑value) require mortgage insurance, which is included in your monthly payment.

Conventional Refinances

Refinancing into a new conventional loan can help you lower your interest rate or monthly payment, shorten your term, remove mortgage insurance once you reach sufficient equity, or access cash for projects and debt consolidation. Options include rate‑and‑term refis to lower your monthly payment and cash‑out refis to tap into home equity—whichever best aligns with your goals.

FHA Home Loan

FHA loans are government-backed mortgages designed to make homeownership more accessible, especially for first-time buyers. They allow for lower down payments (as little as 3.5%) and more flexible credit requirements than most conventional loans. FHA loans are a great option if you’re just starting out, rebuilding credit, or need extra flexibility to qualify.

FHA loans also include both an upfront and monthly Mortgage Insurance Premium (MIP). The upfront MIP can be rolled into the cost of the loan, while the monthly MIP is added to your mortgage payment.

VA Home Loan

The VA Home Loan is a powerful benefit available to eligible Veterans, active-duty Service members, and certain members of the National Guard and Reserves. VA loans require no down payment, have no monthly mortgage insurance, and often come with lower interest rates. Backed by the Department of Veterans Affairs, this program helps those who have served achieve the dream of homeownership with significant cost savings.

Click here to learn more about the VA home loan benefit.

USDA Home Loan

USDA loans are designed to support homeownership in eligible rural and suburban communities. With no down payment required, competitive interest rates, and reduced mortgage insurance costs, they make buying a home more affordable for families who meet income and property location requirements. USDA loans are a great option if you’re looking for a home outside major metropolitan areas.

Click here to view the USDA home loan eligibility map.

DSCR (Rental Property) Loans

Debt Service Coverage Ratio (DSCR) loans are designed for real estate investors. Qualification is driven primarily by the property’s rental income relative to the proposed monthly payment. Qualification is primarily based on the potential cash flow of the property, and not on personal income documentation. DSCR loans can be a great fit for building a rental portfolio, with flexible property types and options tailored to cash‑flow.

Hard Money (Fix & Flip) Loans

Hard money loans are short‑term, asset‑based loans commonly used for purchase‑rehab projects. They prioritize the property’s value and renovation plan, offer faster closings and flexible property condition requirements, and often feature interest‑only payments. Qualification is primarily based on the After-Repair-Value (ARV) of the property, and not on personal income documentation. Hard Money loans are ideal for experienced investors executing quick renovations and resales.

Which Program Fits You?

Whether you’re purchasing, refinancing, or investing, we’ll align your financing with your timeline, risk profile, and monthly budget. Schedule a quick consult to get a clear, personalized plan.