Loan Programs

The loan that fits — without the bank-counter speech.

As brokers we shop multiple lenders so you don't have to. Here's what we close most often in Middle Tennessee.

Program details, eligibility criteria, loan limits, fees, and rates shown below are general guidelines and are subject to change without notice. They do not represent an offer to lend or a guarantee that you will qualify. All loans are subject to underwriting approval. Contact us for current program details specific to your situation.

Conventional Most popular

For buyers with solid credit and a down payment. Best long-term economics if you can put 5–20% down.

Down payment: as little as 3% for first-time buyers, 5% standard.
Credit: 620+ typically; better rates above 740.
PMI: required below 20% down — drops off automatically when you hit 22% equity.
Loan limits: $806,500 conforming in most TN counties (2026).
Best for: Move-up buyers, second homes, investment properties.

Pre-qualify for Conventional →

FHA First-time-buyer friendly

Backed by HUD. Lower credit and down-payment hurdles than conventional — the most flexible path into a first home.

Down payment: 3.5% with a FICO of 580+. As low as 10% down with 500–579.
Credit: 500+ accepted by many investors; we'll tell you honestly what works.
Mortgage insurance: upfront 1.75% + annual MIP; stays for the life of the loan in most cases.
Loan limits: $524,225 base in most TN counties (2026).
Best for: First-time buyers, buyers rebuilding credit, gifted down payments.

Pre-qualify for FHA →

VA Veterans & active duty

Earned benefit. Zero down, no monthly mortgage insurance, and rates that usually beat conventional.

Down payment: $0 required.
PMI: none — saves you hundreds a month vs. comparable conventional.
Funding fee: 1.25–3.3% (waived for service-connected disability).
Reusable: entitlement can be restored after sale of a prior VA-financed home.
Best for: Active duty, veterans, qualifying surviving spouses.

Pre-qualify for VA →

USDA Rural TN

USDA-eligible areas cover more of Tennessee than people realize — Wilson, Sumner, Robertson and Rutherford counties have surprisingly large eligible zones.

Down payment: $0 required.
Income limits: apply — based on county and household size.
Property location: must be in a USDA-eligible area (we'll check the address for free).
Guarantee fee: 1% upfront + 0.35% annual.
Best for: Buyers in outlying TN areas with modest household income.

Check USDA eligibility →

Refinance Rate-and-term · Cash-out

Three reasons people refi with us: lower the rate, change the term, or pull equity out for a kitchen / pool / debt-consolidation. We run the break-even math for you upfront.

Rate-and-term: lower your payment without touching equity.
Cash-out: tap up to 80% of home value (90% for VA cash-out in many cases).
Streamline options: FHA Streamline and VA IRRRL — reduced paperwork and faster close.
Break-even rule of thumb: if you'll be in the house past the break-even month, it pencils. We'll show you the exact month.

Get my refi numbers →

DSCR Investor loans

Debt Service Coverage Ratio loans qualify on the property's rental income, not your personal W-2 or tax returns. Built for real estate investors building a portfolio.

How it qualifies: the property's monthly rent must "cover" the principal + interest + taxes + insurance — typically a DSCR of 1.0 or higher (some lenders go to 0.75).
No personal income docs: no W-2s, no tax returns, no DTI calc. Faster underwriting.
Down payment: typically 20–25% for purchase, 25–30% for cash-out refi.
Credit: 660+ for the best rates; 620 minimum at most investors we shop.
Best for: Investors with multiple rentals, self-employed buyers with complicated tax returns, LLC vesting.

Pre-qualify for DSCR →

FHA Down Payment Assistance 620+ FICO

Two flavors of FHA-paired DPA — pick the one that fits how you want to handle the 3.5% down payment. Both bring you to the closing table with a real shot at homeownership.

Grant Program — up to 3.5% down: A true grant, not repayable, and creates no lien on the property. Starts at a slightly higher first-mortgage rate, but after six on-time payments you can streamline or refinance into a lower rate.
Repayable Program — up to 3.5% down: A second-mortgage loan that creates a lien you have to qualify for. First mortgage is at current FHA rates; the second lien runs 2% higher than the first, on a 10-year term.
Minimum credit score: 620.
Stacks with FHA: these programs pair specifically with an FHA first mortgage.
Best for: Buyers who have the credit and income to qualify but are short on cash for the down payment — first-time and repeat buyers welcome.

Check DPA eligibility →