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We're a boutique mortgage brokerage that's been around since 2008. Michael Mulry, our broker-owner, has over 24 years in the business and knows the Bay Area market inside and out. Unlike the big banks or call centers, you'll work directly with someone who actually cares about your situation. We handle everything from first-time homebuyers to investors building portfolios—whatever your financing needs, we'll find a solution that works.

Pretty much everyone. First-time buyers worried about their credit, investors buying their tenth property, self-employed folks who can't get a loan from the big banks—we've seen it all and we know how to make it work.

Everything: Conventional, FHA, VA, Jumbo, Non-QM loans, refinances, investment properties, bank statement loans, DSCR loans for investors—you name it, we probably do it.

These are loans from private lenders that aren't backed by any government agency. They follow Fannie Mae and Freddie Mac guidelines, which means your credit score, income, and debt levels matter quite a bit in the approval process. You can finance a home up to the conforming loan limit in your area, choose between fixed or adjustable rates, and put down as little as 3% if your finances are solid. Put down 20% or more and you'll skip private mortgage insurance entirely. Conventional loans work for primary homes, second homes, and investment properties—giving you flexibility that government-backed options don't always provide.

FHA loans are backed by the government, so lenders can approve people who might not qualify for conventional loans. The catch is you'll pay mortgage insurance, but for a lot of people it's worth it. Down payments can be as low as 3.5%, and they're more flexible on credit—mid-500s can work in some cases. Great for first-time buyers, people with credit issues, or anyone who wants to keep more cash in their pocket.

VA loans are backed by the Department of Veterans Affairs and offer benefits you won't find elsewhere. No down payment required. No private mortgage insurance. Competitive rates and flexible credit standards. Eligible borrowers include active-duty service members, veterans, and certain surviving spouses. There's typically a funding fee (which can be rolled into the loan), though it may be waived for those with service-connected disabilities. For those who've served, this program makes homeownership significantly more affordable.

When you're buying a home that exceeds the conforming loan limits in your area—typically somewhere in the mid-six figures, though limits run higher in expensive markets. Because these loans can't be sold to Fannie Mae or Freddie Mac, lenders take on more risk and set tougher requirements. Expect to need excellent credit, substantial income documentation, and a larger down payment. The upside? You can finance a high-value home with a single loan rather than piecing together multiple mortgages.

"QM" means Qualified Mortgage—basically loans that follow strict federal rules. Non-QM loans don't follow those rules, which gives us way more flexibility. These work great for people with non-traditional income: business owners whose tax returns don't show what they really make, investors, foreign buyers without U.S. credit, or people who had a bankruptcy but are doing well now. If the banks keep saying no even though you can clearly afford it, Non-QM might be the way to go.

Traditional mortgages rely on tax returns to verify income—problematic if you're self-employed and your returns show a fraction of what you actually earn thanks to legitimate business deductions. Bank statement loans use 12-24 months of deposits to calculate your qualifying income instead. Your actual cash flow becomes the story, not your tax strategy. Credit, assets, and down payment requirements still apply, but income verification finally works in your favor.

DSCR stands for Debt Service Coverage Ratio. These loans are designed for real estate investors and focus entirely on whether the property's rental income can cover the mortgage payment. Here's the math: take the property's annual rental income and divide it by the annual cost of principal, interest, taxes, and insurance. A ratio of 1.0 means the rent exactly covers the payment. Most lenders want to see 1.0 or higher, though some programs allow lower ratios with compensating factors. The beauty? Your personal income and tax returns stay out of the equation. If the property cash flows, you can qualify.

Freelancers, consultants, independent contractors—anyone who receives 1099s instead of W-2s. The lender averages your 1099 income over one or two years to determine what you can borrow. This works well if you have consistent contract income but your tax returns look complicated or show lower taxable income due to deductions. You get to keep your tax strategy while still qualifying for a home.

Investment property loans work like standard mortgages but with higher stakes for the lender. Expect to put down more money (often 20-25%), demonstrate strong credit, and potentially show existing rental income or the property's income potential. Rates run slightly higher than for primary residences, but the trade-off is building wealth through real estate—rental income, tax advantages, and long-term appreciation.

Yes. Asset-based mortgages let you qualify primarily through your financial assets—bank accounts, investment portfolios, retirement funds. The lender calculates an income equivalent based on your total assets divided over a set period (often 60-120 months). This works well for retirees, high-net-worth individuals, or anyone with substantial wealth but irregular income. You can buy or refinance without liquidating investments or disrupting retirement plans.

P&L loans offer another path. Instead of tax returns, you provide a professionally prepared profit and loss statement covering the past 12-24 months. The lender uses your net business income to determine your borrowing power. This appeals to business owners whose accountant-prepared P&L statements tell a clearer story than their tax filings.

Zero-down financing for homes in designated rural and suburban areas, backed by the U.S. Department of Agriculture. Income limits apply, and the home must be your primary residence. For buyers looking outside major metro areas, USDA loans offer an affordable path to homeownership with competitive rates and lower fees than many other programs.

Homeowners 62 or older can convert home equity into cash without selling or making monthly mortgage payments. You receive funds as a lump sum, monthly payments, a line of credit, or some combination. The loan comes due when you sell, move out permanently, or pass away. You remain responsible for property taxes, insurance, and maintenance. For retirees wanting to supplement income while staying in their home, this can provide significant financial flexibility.

Yes. Construction loans fund ground-up builds, releasing money in stages as work progresses. Once construction finishes, the loan converts to a standard mortgage. Renovation loans work similarly but for updating existing properties. The lender considers the home's future value after improvements when setting your loan amount—meaning you can finance both purchase and renovation in one package.

ITIN loans serve foreign nationals and non-residents who lack Social Security numbers. You'll use your Individual Taxpayer Identification Number, provide alternative documentation (foreign credit reports, international income records), and typically make a larger down payment. For international buyers wanting U.S. real estate—whether vacation homes or investments—these programs open doors that standard mortgages keep closed.

Private lenders focus on property value and equity rather than your income or credit score. They move fast, approve scenarios that banks won't touch, and set their own terms. The catch? Higher rates and shorter terms (usually 1-5 years). But if you need speed, have unusual circumstances, or are pursuing an opportunity that won't wait for traditional underwriting, private financing can bridge the gap.

A cash-out refinance replaces your current mortgage with a larger one, giving you the difference in cash. If your home is worth $400,000 and you owe $200,000, you might refinance for $250,000 and pocket $50,000. People use this for renovations, debt consolidation, education costs, or investment opportunities. You'll need sufficient equity and the ability to qualify for the new loan amount.

A Home Equity Line of Credit works like a credit card secured by your home. During the "draw period" (typically 5-10 years), you borrow as needed up to your limit, paying interest only on what you use. After that comes the repayment period. HELOCs shine when you need flexible access to funds over time rather than a single lump sum—think ongoing renovations or unpredictable expenses.

There's actually a lot out there. State and local programs offer grants, forgivable loans, and second mortgages to help with down payments and closing costs. Some programs even help repeat buyers in certain areas. Usually you need to not have owned a home in the past three years and meet income limits. The programs vary a lot by location—we can help you figure out what's available where you're looking in Northern California.

There are programs that let you make a cash offer even if you're financing. You still get a mortgage, but the seller sees it as cash—which can give you a huge advantage in competitive markets like the Bay Area. We can help you figure out if this makes sense for your situation.

You pay just interest for an initial period (usually 5-10 years), then switch to regular principal-and-interest payments. This lowers your early payments significantly. These loans appeal to borrowers expecting income growth, planning to sell or refinance before principal payments kick in, or wanting to maximize cash flow for other investments.

A fixed-rate mortgage locks in one interest rate for the entire loan term—your payment stays the same from first month to last. An adjustable-rate mortgage (ARM) starts with a lower fixed rate for an introductory period (typically 3, 5, 7, or 10 years), then adjusts periodically based on market conditions. ARMs can save money if you plan to sell or refinance before the rate adjusts, but they carry uncertainty if you stay longer.

Give us a call at 925-244-1505 or reach out online. We'll sit down (or hop on a call) and talk through your situation, figure out what makes sense, and get you moving toward closing. We work throughout Northern, Central, and Southern California, and we're here to help.