Pick a loan family, tell us who you are, and we'll show only what applies. Every program has a direct WhatsApp link to ask about that exact case.
FHA, VA, and USDA are insured or guaranteed by a federal agency, so lenders can accept lower down payments and more flexible credit.
Low down payment, flexible credit
Insured by the Federal Housing Administration. 3.5% down from a 620 score, gift funds allowed, and manual underwriting when the automated answer is no but the file deserves a human look.
Purchase and repairs in one loan
Buy a home that needs work and finance the renovation budget in the same FHA loan, with the same 3.5% down. Contractor bids set the repair amount.
0% down for those who served
Guaranteed by the Department of Veterans Affairs for eligible veterans, active-duty service members, and surviving spouses. No down payment, no monthly mortgage insurance, and a funding fee that can be financed.
0% down outside the city core
No down payment for homes in USDA-eligible rural and suburban areas, with household income limits by county. Many towns near the DC, Richmond, and Texas metros qualify.
Official guidelines: HUD: FHA loans · VA: Home loans · USDA Rural Development: Single family housing
Fannie Mae and Freddie Mac programs for buyers with established credit. Conventional PMI may be cancelled by request at 80% of original value (subject to conditions) and generally terminates automatically at 78% if you are current.
The standard route for established credit
Fixed or adjustable rate from a 620 score with 5% down. Private mortgage insurance may be cancelled by request at 80% of original value (subject to conditions) and generally terminates automatically at 78% if you are current; there is no upfront insurance premium like FHA.
3% down with gift funds allowed
Fannie Mae and Freddie Mac programs for moderate-income buyers. 3% down from a 620 score, gift funds and boarder income allowed, reduced mortgage insurance, and a short homebuyer course.
Above the conforming loan limit
For homes priced above the Fannie Mae and Freddie Mac limit for your county. Stronger credit, larger down payment, and cash reserves are typical requirements.
Conventional financing beyond your primary home
Vacation homes from 10% down and rental properties from 15% to 25% down. Expected rental income can help you qualify with full income documentation.
Official guidelines: Fannie Mae: HomeReady mortgage · Freddie Mac: Home Possible · FHFA: Conforming loan limits
When your income is real but your tax return doesn't show it. Minimum 620 score, 640 on select programs. These files don't go through standard Fannie Mae or Freddie Mac findings.
Income from deposits, not tax returns
We calculate income from 12 or 24 months of personal or business deposits. Built for owners who write off heavily and show a low taxable income.
Qualify with a prepared P&L statement
A CPA or licensed tax preparer prepares a 12 or 24 month profit and loss statement and that becomes your income. No bank statements, no tax returns.
No Social Security number required
Buy a primary home, second home, or rental with an Individual Taxpayer Identification Number. Income can come from W-2s, tax returns, or bank statements. A larger down payment is typical.
A dedicated ITIN program with its own guidelines
Our Tule River program is built specifically for ITIN borrowers, with underwriting that looks at the whole file rather than a standard Non-QM matrix. Ask us to compare it side by side with the general ITIN option for your scenario.
For contractors and gig workers
Qualify with one or two years of 1099 forms instead of full tax returns. Ideal for drivers, realtors, salespeople, and independent contractors.
Your savings do the qualifying
Liquid assets such as savings, investments, and retirement accounts are converted into a monthly qualifying income. For retirees, sellers of a business, and high-net-worth buyers with little reported income.
Buy in the U.S. without U.S. credit
For buyers who live abroad and want a second home or rental in the United States. Passport, visa, and foreign income or assets replace a U.S. credit history.
Official guidelines: CFPB: Ability-to-repay and qualified mortgage rule (Reg Z §1026.43) · IRS: Individual Taxpayer Identification Number
The property qualifies, not your paycheck. We compare the market rent to the full monthly payment and never ask for tax returns or pay stubs.
The rent qualifies the loan
Buy a 1 to 4 unit rental with no personal income documents. We divide the market rent by the full monthly payment; a ratio of 1.0 or higher is the standard target. Close in your own name or an LLC.
Pull equity out of a rental you already own
Refinance a rental to lower the payment or take cash for the next down payment. Same rule: the rent covers the new payment, and no tax returns are needed.
Airbnb and VRBO income counts
Qualify a vacation rental with 12 months of platform history or a short-term rent projection for the area. Furnished properties and seasonal markets welcome.
Several doors, one loan, one payment
Finance or refinance multiple rentals in a single closing. The portfolio's combined rent covers the combined payment, which simplifies bookkeeping and frees up equity across properties.
When the rent doesn't fully cover the payment yet
Some programs accept a ratio between 0.75 and 1.0, or no ratio at all, in exchange for a larger down payment and reserves. Useful in appreciating markets where rents lag prices.
Official guidelines: CFPB: Ability-to-repay rule and business-purpose loans (Reg Z §1026.43)
Same home, better loan. Lower the rate, change the term, or turn equity into cash for the next project.
Lower the rate or shorten the term
Replace your current mortgage with a better one: a lower rate, a shorter term, or dropping FHA mortgage insurance by moving to conventional once you have 20% equity.
Turn equity into a single lump sum
Take out a larger mortgage and receive the difference in cash for renovations, debt consolidation, tuition, or the next investment. Conventional, FHA, and Non-QM versions available.
Faster refinance for existing FHA or VA loans
If you already have an FHA or VA loan, lower the rate with reduced paperwork. Often no appraisal and no income verification as long as the new payment is lower.
A second lien you draw from as needed
Keep your current first mortgage and open a line of credit against your equity for remodels, bills, or flexibility. Multiple HELOC types; depending on eligibility, roughly 640 to 680 scores and 3 to 5 year draw periods.
Official guidelines: CFPB: Owning a home · VA: Interest rate reduction refinance loan (IRRRL)
Capital for buying, renovating, building, and holding income property, from a single flip to a hotel.
Purchase plus renovation for sale or rent
Short-term funding for the acquisition and the rehab budget, released in draws as work completes. Built for investors and construction-focused owners who need both in one loan.
Finance the lot and the build
For investors and builders putting up new residential units. Funds cover land, hard costs, and soft costs in stages, with an exit to sale or a long-term rental loan.
Buy now, sell or refinance later
Short-term capital to close quickly on a property before selling another or before a long-term loan is ready. Interest-only payments and a defined exit.
Hotels, multifamily, mixed-use, retail
For larger investors buying commercial income property such as hotels, apartment buildings of 5 or more units, and mixed-use assets. The property's net operating income drives the approval.
Official guidelines: Freddie Mac Multifamily
Working capital, equipment, expansion, and the building you operate from. SBA programs and conventional business credit under one roof.
The most flexible government-backed business loan
Partially guaranteed by the Small Business Administration. Use it for working capital, buying a business, refinancing debt, equipment, or real estate, with terms up to 25 years and lower down payments than conventional business credit.
Buy the building you operate from
Long-term fixed-rate financing for owner-occupied commercial real estate and heavy equipment. A bank and a certified development company share the loan, so you typically bring only 10% down.
A lump sum with a fixed schedule
Borrow a set amount for expansion, a new location, inventory, or hiring, and repay it in predictable monthly installments. Faster than SBA, with fewer documents.
Draw what you need, when you need it
A revolving limit you can tap for payroll, seasonal inventory, or slow-paying invoices, paying interest only on what you use. Repay and draw again.
The equipment is the collateral
Trucks, kitchen lines, medical devices, construction machinery. Finance up to the full purchase price with the equipment securing the loan, so approval leans on the asset more than on your credit.
Fast funding sized to your monthly sales
Approval within days based on your business deposits, repaid as a share of revenue. Higher cost than a bank loan, so we position it for short, urgent needs and help you refinance into cheaper capital later.
Official guidelines: SBA: 7(a) loans · SBA: 504 loans
FHA, VA, USDA, conventional and HomeReady, jumbo, Non-QM bank statement and ITIN loans, DSCR investor loans, refinances and HELOCs, fix-and-flip and commercial real estate, plus SBA and business financing. Every program is explained in English and Spanish with a direct WhatsApp line to ask about your case.
AM Lending Inc, NMLS 2611057, is licensed in Washington DC, Maryland, Virginia, Florida, and Texas. The office is at 1604 Spring Hill Rd, Suite 160, Vienna, VA 22182, in the Tysons area, and consultations are available by phone, WhatsApp, or in person.
Yes. ITIN mortgages, bank statement, P&L-only, 1099, and DSCR programs qualify borrowers without a Social Security number or without traditional tax-return income. Minimum scores start at 620 and down payments typically range from 10% to 25% depending on the program.
No. Scores, down payments, and terms shown are typical program guidelines that vary by lender, property, and borrower. This is not a commitment to lend, and all loans are subject to credit and underwriting approval. Message us for an answer specific to your scenario.
Send us your scenario: income, credit, and savings. We'll tell you in plain language which programs apply, in English or Spanish.
Figures shown are typical program guidelines and vary by lender, property, and your profile. This is not a commitment to lend. All loans are subject to credit and underwriting approval. Programs, rates, and requirements are subject to change without notice.
Equal Housing Lender. We are pledged to the letter and spirit of U.S. policy for the achievement of equal housing opportunity throughout the nation.
We serve you in English and Spanish. Licensed in DC, Maryland, Virginia, Florida, and Texas.