True Point Mortgage | Wholesale Broker for Investors & Homebuyers

Loan Programs

Every program, including the ones nobody local offers

A bank can only sell you what a bank has. I shop your file across every lender I'm approved with and bring back the structure that actually fits — then tell you honestly why it beat the others.

Tap any program for the details — what it is, what it typically takes to qualify, and who it tends to fit.

Rural / USDA Zero-Down

USDA

Zero down, no monthly mortgage insurance, and lower rates than FHA for buyers in eligible rural areas — which covers far more ground than people assume. Most brokers don't offer it.

Panhandle · Big Bend · Nature Coast

What it is

A loan backed by the USDA's Rural Development program for homes in eligible rural and eligible-suburban areas — a much larger footprint than the name suggests.

Key features

0% down payment. No monthly PMI — an annual guarantee fee applies instead. Household income limits apply by county and family size.

Best fit for

Buyers targeting an eligible area who want to buy with little or no cash down and fall within the program's income limits.

Typically involves

Property must sit in a USDA-eligible zone, primary residence only, credit typically 640+ though case-by-case exceptions exist.

Government

VA

Zero down, no monthly mortgage insurance, and a broker who handles the funding fee, entitlement and COE without stalling your close.

Veterans · active duty

What it is

A loan guaranteed by the U.S. Department of Veterans Affairs for eligible service members, veterans, and certain surviving spouses.

Key features

0% down in most cases. No monthly mortgage insurance. A funding fee applies, which can be financed or is waived for some disability ratings. The benefit is reusable.

Best fit for

Veterans, active-duty service members, and eligible surviving spouses buying a primary residence.

Typically involves

A valid Certificate of Eligibility, the home meeting VA minimum property standards, and primary-residence use. The VA sets no minimum credit score itself, though lenders set their own floor.

Government

FHA

Lower down payment and more forgiving credit thresholds — the standard first-time buyer path when conventional is tight.

First-time buyers

What it is

A government-insured loan designed to widen access to homeownership with a lower down payment and more flexible credit standards than conventional financing.

Key features

Down payment as low as 3.5%. More forgiving credit and debt-to-income guidelines. Mortgage insurance premium (MIP) applies, usually for the life of the loan.

Best fit for

First-time buyers, buyers rebuilding credit, and buyers without a large down payment saved.

Typically involves

Credit typically 580+ for 3.5% down (500–579 possible with 10% down), primary-residence use, and both an upfront and annual mortgage insurance premium.

Agency

Conventional

Conforming purchase and refinance at wholesale pricing. Usually the cheapest option when the file supports it — and I'll tell you when it does.

Purchase · refinance

What it is

A loan not backed by a government agency, typically sold to Fannie Mae or Freddie Mac — usually the lowest-cost path for borrowers who qualify.

Key features

Down payments from roughly 3% to 20%+. Private mortgage insurance (PMI) applies below 20% down but can be removed later as equity builds. Available for primary, second homes, and investment properties.

Best fit for

Buyers with solid, documentable credit and income who want the lowest long-term cost and the ability to drop mortgage insurance down the road.

Typically involves

Credit typically 620+, full income documentation, and debt-to-income guidelines that vary by lender.

Investor

DSCR

Qualify on the property's rent, not your tax returns. No W-2s, no debt-to-income calculation. Close in an LLC.

Rental buyers · portfolio builders

What it is

A non-QM loan for investment property that qualifies the borrower using the property's rental income rather than personal income or tax returns.

Key features

No W-2s, pay stubs, or tax returns. Qualification is based on the debt-service-coverage ratio — rent divided by the mortgage payment. Can close in an LLC.

Best fit for

Real estate investors — especially self-employed borrowers or anyone with complex tax returns — who are scaling a rental portfolio without personal income being scrutinized.

Typically involves

The property generating rental income (or projected market rent if vacant), down payment typically 20–25%, credit typically 660+, and cash reserves.

Investor

Fix & Flip / Bridge

Purchase plus rehab in one facility, with draw schedules that don't strand you mid-project. Short term, exit to DSCR.

Flippers · BRRRR · value-add

What it is

Short-term financing that covers the purchase price and renovation budget in one facility, meant to be paid off quickly through a sale or a refinance.

Key features

Funds release in draws as renovation work is completed. Terms typically run 6–18 months. Underwriting moves faster than conventional financing, and the loan can exit into a DSCR loan once the property is stabilized.

Best fit for

Investors renovating a property to sell (a flip) or to refinance into a long-term rental (the BRRRR strategy), and buyers who need to close quickly on a value-add property.

Typically involves

A defined renovation budget and scope of work. Prior project experience helps but isn't always required. Rates run higher than long-term financing, reflecting the short-term structure.

Self-employed

Bank Statement

Twelve or twenty-four months of deposits instead of tax returns, for business owners whose write-offs work against them.

1099 · business owners

What it is

A non-QM loan that qualifies self-employed borrowers using bank deposits instead of tax returns, since write-offs often understate real take-home income.

Key features

12 or 24 months of personal or business bank statements calculate qualifying income. No tax returns required. Available for primary, second home, or investment.

Best fit for

Business owners, 1099 contractors, and self-employed borrowers whose tax returns show less income than they actually take home.

Typically involves

Self-employment for roughly 2+ years, credit typically 660+, and a down payment usually higher than conventional — often 10–20%+.

Investor

Commercial-Purpose

Financing for property held for business or investment use — multifamily 5+ units, mixed-use, and other non-owner-occupied commercial real estate.

Multifamily · mixed-use · business owners

What it is

Financing for real estate held for business or investment purposes, outside the scope of standard 1–4 unit residential lending.

Key features

Underwritten primarily on the property's income and the deal structure rather than the borrower's personal income documentation. Structure and terms vary widely by property type and lender.

Best fit for

Investors and business owners acquiring or refinancing income-producing property — multifamily 5+ units, mixed-use, or other commercial-purpose real estate.

Typically involves

Down payment, reserves, and documentation that are deal-specific and reviewed case by case rather than against a fixed checklist.

Principal & interest	$0
Property tax	$0
Insurance	$0
Mortgage insurance & HOA	$0
Total monthly	$0

Wholesale rates — including the deals other brokers turn away.

Every program, including the ones nobody local offers

USDA

What it is

Key features

Best fit for

Typically involves

VA

What it is

Key features

Best fit for

Typically involves

FHA

What it is

Key features

Best fit for

Typically involves

Conventional

What it is

Key features

Best fit for

Typically involves

DSCR

What it is

Key features

Best fit for

Typically involves

Fix & Flip / Bridge

What it is

Key features

Best fit for

Typically involves

Bank Statement

What it is

Key features

Best fit for

Typically involves

Commercial-Purpose

What it is

Key features

Best fit for

Typically involves

The difference is where the loan comes from

Wholesale, not retail

50+ lenders, one file

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The broker I wish every buyer had access to

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Tell me the situation

I shop the bench

Application and lock

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