Brokered through NEXA, I work with a large network of wholesale lenders instead of one bank. That means I'm not pushing you toward one company's product — I'm matching your situation to whoever does it best. Here's the full menu.
The standard loan for buyers with solid credit. Lower mortgage insurance than FHA, and it drops off once you hit 20% equity.
As little as 3% down for first-time buyers, 5% otherwise
Typically 620+ credit; best pricing at 740+
Primary, second home, or investment property
Lower credit OK
FHA
Government-insured. The most forgiving on credit and the most common first home loan in the Valley.
3.5% down with 580+ credit; 10% down from 500
Higher debt-to-income allowed than conventional
Mortgage insurance for the life of the loan — refinance out later
$0 down
VA
For veterans, active duty, and eligible surviving spouses. The best loan in America if you've earned it.
0% down, no monthly mortgage insurance
Funding fee can be financed; waived with a VA disability rating
Can be reused, and can be used more than once at a time
$0 down
USDA
Zero down for homes in USDA-eligible areas — and more of the RGV qualifies than people think.
0% down, low mortgage insurance
Household income limits apply
Property must be in an eligible area — I'll check the address
Above $832,750
Jumbo
For loan amounts above the conforming limit. More documentation, more reserves, but very competitive pricing for strong files.
Typically 10–20% down
Typically 700+ credit and cash reserves after closing
Fixed and adjustable options
Fixer-uppers
Renovation & Construction
Buy it and fix it with one loan — or build from the ground up with a single close instead of two.
FHA 203(k) and conventional HomeStyle renovation loans
One-time-close construction loans
Rehab budget built into the loan amount
Non-QM & Specialty · When the Standard Box Doesn't Fit
"Non-QM" just means the loan doesn't follow the government's standard qualifying rules. It's how self-employed people, investors, and buyers without a Social Security number actually get financed. Rates run a bit higher; the trade is flexibility.
Self-employed
Bank Statement
You write off everything on your taxes, so your returns don't show what you really make. This qualifies you on deposits instead.
12 or 24 months of business or personal bank statements
No tax returns required
Typically 10–20% down
No SSN needed
ITIN
You pay taxes with an ITIN instead of a Social Security number. You can still own a home. This is a big one in the Valley and most lenders won't touch it.
Qualify with an ITIN and two years of tax filings
Typically 10–20% down
Primary residence, second home, or investment
Non-resident
Foreign National & DACA
Living or investing in the U.S. without permanent residency. There are lenders for this — you just have to know which ones.
Foreign national programs for non-U.S. residents
DACA recipients eligible for FHA and select conventional
Documentation varies — let's talk before you assume no
Investors
DSCR
Rental property loans that qualify on the property's rent, not your personal income. No tax returns, no W-2s. Scales as you buy more.
Qualify on rent covering the payment
Typically 20–25% down
Close in an LLC; no limit on number of properties
Odd properties
Non-Warrantable, Condotel & Manufactured
Condos the big agencies won't approve, short-term-rental units, manufactured homes on land. Harder, not impossible.
Non-warrantable condos and condotels
Manufactured and modular homes
Airbnb and short-term rental properties
Age 62+
Reverse Mortgage
Turn home equity into income or a line of credit with no monthly mortgage payment. Right for some people, wrong for others — I'll tell you which.
Homeowners 62 and older
Stay in your home; loan repaid when you sell or pass
Required counseling session before closing
Equity & Refinance · Already Own
Lower payment
Rate & Term Refinance
Lower the rate, shorten the term, or drop mortgage insurance. I'll run the break-even and tell you honestly if it's worth it — sometimes it isn't.
Conventional, FHA Streamline, VA IRRRL
Break-even math shown before you commit
Remove PMI once you have 20% equity
Tap equity
Cash-Out Refinance
Replace your mortgage with a bigger one and take the difference in cash. Debt consolidation, renovation, a down payment on the next property.
Texas 50(a)(6) rules apply — 80% max, I'll walk you through them
Conventional, FHA, and VA cash-out options
Investment property cash-out available
Keep your rate
HELOC & Second Mortgage
Got a great rate on your first mortgage? Keep it. Borrow against your equity with a line of credit or a fixed second lien instead.
Home equity line of credit (draw as needed)
Fixed-rate home equity loan (lump sum)
Texas home equity rules apply — 80% combined max
Commercial & Investor · Beyond the House
These are underwritten on the deal — the property's income, the business plan, the exit — more than on your W-2. Every one starts with a conversation, not a form.
5+ units
Multifamily & Apartments
Five units and up. Underwritten on net operating income, not your paycheck. Agency, bank, and bridge options depending on the asset.
Small-balance multifamily through large apartment complexes
Typically 20–25% down; longer amortizations available
Purchase, refinance, and value-add
Mixed-use
Commercial & Mixed-Use Property
Retail, office, warehouse, the building with your shop downstairs and apartments up top. Owner-occupied or investment.
Owner-user and investor purchase or refinance
Mixed-use residential over commercial
Hotels and hospitality on a case-by-case basis
Short-term
Fix & Flip, Bridge & Hard Money
Fast, asset-based money for flips, BRRRR deals, and the gap between buying the next property and selling the last one.
Purchase plus rehab funds, released in draws
Bridge and buy-before-you-sell loans
Speed over paperwork; refinance into long-term later
Scale
Portfolio & Blanket Loans
Own several rentals? Roll them into one loan. One payment, one lender, and equity freed up for the next purchase.
Multiple properties under a single loan
Pull equity across the portfolio
Simplify what's become a mess of individual mortgages
Raw land
Land & Farm
Lots, acreage, and agricultural property. Whether you're building next year or just holding dirt.
Residential lot and raw land loans
Farm and ranch financing
Pairs with construction financing when you're ready to build
Operating capital
Business Financing
Not every need is real estate. Working capital, equipment, expansion — there are options beyond what your bank offered, and some you should avoid.
Business term loans and lines of credit
Equipment financing
I'll tell you when a product is predatory — merchant cash advances usually are
Don't see your situation?
This list is long and it still isn't everything. If you've been told no somewhere else, that's usually a lender limitation, not a you limitation. Tell me what's going on.
Program availability, down payment minimums, and credit requirements vary by lender and change without notice. Nothing on this page is a commitment to lend or a guarantee of approval.
Reach out your way.
Pick whichever fits. None of these is an application, and every one of them lands with Travis, not a queue.
Already decided? Start the full application — about 8 minutes, needs your email, and includes a credit pull.
This website is for informational purposes only and is not a commitment to lend, an offer, or a rate lock. Rates, APRs, fees, and program availability are subject to change without notice and are not guaranteed until locked and confirmed in writing. All loans are subject to credit approval, underwriting, and program guidelines. Calculator and tool results are estimates for illustration only.
Texas Consumer Complaint & Recovery Fund Notice (Figure: 7 TAC §80.200(b)): CONSUMERS WISHING TO FILE A COMPLAINT AGAINST A COMPANY OR A RESIDENTIAL MORTGAGE LOAN ORIGINATOR SHOULD COMPLETE AND SEND A COMPLAINT FORM TO THE TEXAS DEPARTMENT OF SAVINGS AND MORTGAGE LENDING, 2601 NORTH LAMAR, SUITE 201, AUSTIN, TEXAS 78705. COMPLAINT FORMS AND INSTRUCTIONS MAY BE OBTAINED FROM THE DEPARTMENT'S WEBSITE AT WWW.SML.TEXAS.GOV. A TOLL-FREE CONSUMER HOTLINE IS AVAILABLE AT 1-877-276-5550. THE DEPARTMENT MAINTAINS A RECOVERY FUND TO MAKE PAYMENTS OF CERTAIN ACTUAL OUT OF POCKET DAMAGES SUSTAINED BY BORROWERS CAUSED BY ACTS OF LICENSED RESIDENTIAL MORTGAGE LOAN ORIGINATORS. A WRITTEN APPLICATION FOR REIMBURSEMENT FROM THE RECOVERY FUND MUST BE FILED WITH AND INVESTIGATED BY THE DEPARTMENT PRIOR TO THE PAYMENT OF A CLAIM. FOR MORE INFORMATION ABOUT THE RECOVERY FUND, PLEASE CONSULT THE DEPARTMENT'S WEBSITE AT WWW.SML.TEXAS.GOV.