Loan Program Options
Conventional Loan Programs
Conventional loans are well-suited for buyers with stable income and strong credit profiles.
Depending on qualifications, conventional loans may include:
- Low down payment options (as little as 3% down in some cases)
- Competitive interest rates
- Flexible loan terms
- Options with or without private mortgage insurance
Conventional financing can be a strong choice for both first-time and repeat buyers when structured properly.
FHA Loan Programs
FHA loans are a common choice for first-time homebuyers and others who may benefit from more flexible qualifying guidelines.
Depending on eligibility, FHA loans may offer:
- Low down payment options
- More flexible credit requirements
- Competitive fixed-rate financing
FHA loans have specific rules around property condition, loan limits, and mortgage insurance. I help buyers understand the tradeoffs clearly and determine whether FHA — or another option — is the best fit.
VA Loan Programs
VA loans offer powerful benefits for eligible veterans, active-duty service members, and certain surviving spouses.
When structured correctly, VA loans may include:
- No down payment (in most cases)
- No monthly mortgage insurance
- Competitive interest rates
- Flexible credit guidelines
VA loans also come with specific appraisal and property requirements, which is why early review and preparation matter. I work with VA buyers throughout San Antonio to identify potential issues upfront and keep transactions moving smoothly from contract to closing.
👉 Learn more about VA Loans in San Antonio
Jumbo Loans
Jumbo loans are designed for homebuyers needing a loan amount that exceeds the conforming loan limits (which vary by area).
- Higher loan limits for luxury or high-cost areas
- Typically require a higher credit score and larger down payment
- May offer interest-only or ARM options
- Great for primary or secondary residences
Self-Employed & Non-QM Loan Programs
Not all qualified buyers fit traditional mortgage guidelines.
Self-employed borrowers, business owners, and buyers with non-traditional income may benefit from Non-QM loan options that use alternative documentation.
Depending on the situation, options may include:
- Bank statement qualification
- Alternative income documentation
- Flexible structuring for complex income profiles
Non-QM loans are not “no-doc” loans — they still require careful review and conservative underwriting. My focus is choosing the simplest, safest option that fits the borrower’s profile and protects the transaction timeline.
👉 Learn more about Self-Employed Loans in San Antonio
Physician Loan Programs
Physician loan programs are specialized mortgage options designed for eligible medical professionals whose income and career path don’t always fit traditional lending guidelines early in their careers.
Depending on qualifications, physician loans may offer:
- Low or no down payment options (including 100% financing in some cases)
- No monthly mortgage insurance
- Flexible treatment of student loan debt
- Ability to qualify using an employment contract or offer letter
These programs are typically available to specific professions, including MDs, DOs, dentists, veterinarians, pharmacists, CRNAs, and medical residents or fellows.
Physician loans are not one-size-fits-all and require careful upfront review. I work with medical professionals across Texas to evaluate eligibility, explain tradeoffs clearly, and structure financing conservatively so expectations are set from the start.
Foreign National Loan Programs
Foreign national loan programs are designed for non-U.S. citizens who want to purchase property in the United States but do not qualify for traditional U.S. mortgage programs.
These loans are commonly used by:
- Non-U.S. citizens without U.S. credit history
- Buyers living or working outside the United States
- Investors or second-home buyers purchasing U.S. real estate
Depending on the program and borrower profile, foreign national loans may offer:
- Financing without U.S. credit history
- Qualification using international income and assets
- Fixed or adjustable rate options
- Clear documentation requirements upfront
Foreign national loans typically require larger down payments and additional documentation compared to standard loans. They are not available in every situation and must be structured carefully.
I help foreign national buyers understand what’s possible, what documentation is required, and whether this type of financing makes sense before moving forward.