Loan Programs
The Right Program Matters as Much as the Rate
We compare the programs you qualify for and show how each one changes your payment, cash to close and long-term cost.
Joe Piccirello | NMLS #1988505
Conventional
Flexible terms for strong credit profiles, with options for low down payments and removable mortgage insurance.
Conventional loans are the most common mortgage type, backed by Fannie Mae or Freddie Mac rather than a government agency. They typically require a down payment as low as 3% and a credit score of 620 or higher. Private mortgage insurance (PMI) applies below 20% down but can be removed once you reach that equity threshold — unlike government-backed programs where mortgage insurance often lasts the life of the loan.
Best for: Buyers with solid credit and stable income who want predictable payments and the ability to drop mortgage insurance over time.
Learn more about Conventional loans →FHA
Government-backed financing with more forgiving credit and down payment requirements.
FHA loans are insured by the Federal Housing Administration and designed to make homeownership accessible. They allow down payments as low as 3.5% with credit scores starting at 580 (or 10% down with scores 500–579). FHA mortgage insurance premium (MIP) is required both upfront and annually, and generally cannot be removed without refinancing into a conventional loan.
Best for: First-time buyers, buyers rebuilding credit, and anyone with limited funds for a down payment.
Learn more about FHA loans →VA
For eligible veterans, active-duty service members and surviving spouses, with no down payment options.
VA loans are guaranteed by the U.S. Department of Veterans Affairs and offer 100% financing with no down payment and no monthly mortgage insurance. Eligible borrowers pay a one-time VA funding fee that can be financed into the loan. VA loans also feature competitive rates, flexible credit requirements, and the ability to reuse entitlement. Surviving spouses of veterans may also qualify under certain conditions.
Best for: Active-duty service members, veterans, and eligible surviving spouses who want to buy with zero down and no PMI.
Learn more about VA loans →First-Time Homebuyer
Program pairings and guidance designed around buyers making their very first purchase.
First-time buyer programs combine down payment assistance, grants, and specialized loan structures to ease the path into homeownership. Options include state and local assistance programs, conventional 3% down programs, and FHA financing — each with different income limits and home-price caps. We review every available program in your area and show you the total cost of each path, including what assistance you may be eligible for.
Best for: Anyone who hasn't owned a home in the past three years, or buyers who need help with down payment funds.
Learn more about First-Time Homebuyer loans →Jumbo
Financing above conforming loan limits for higher-priced homes.
Jumbo loans exceed the conforming loan limits set by the Federal Housing Finance Agency — $806,500 for a single-family home in most areas for 2025, with higher limits in high-cost regions. Jumbo financing typically requires a larger down payment (often 10–20%), stronger credit (700+), and lower debt-to-income ratios. We structure jumbo loans with competitive pricing and terms tailored to higher-value properties.
Best for: Buyers purchasing homes above conforming loan limits who have strong credit and substantial assets.
Investment Property
Purchase or refinance rentals and second homes with investor-focused structures.
Investment property financing covers 1–4 unit rental properties, second homes, and properties held for income. Down payments typically start at 15–25%, and lenders evaluate both your personal income and the property's expected rental income. We help investors analyze cash flow, structure financing for portfolio growth, and navigate the differences between conventional and DSCR (Debt Service Coverage Ratio) investor loans.
Best for: Real estate investors and buyers purchasing a second home or rental property.
Learn more about Investment Property loans →Self-Employed
Documentation approaches built for business owners, contractors and commission earners.
Self-employed borrowers can use bank statement loans, 1099 income programs, or profit-and-loss (P&L) documentation instead of traditional W-2 tax returns. These alternative documentation programs verify income through 12–24 months of bank deposits or business financials, making it possible to qualify even when tax-return income is minimized through deductions. We match the right documentation path to your business structure.
Best for: Business owners, independent contractors, freelancers, and commission-based earners.
Learn more about Self-Employed loans →Cash-Out Refinance
Convert equity into usable funds while restructuring your existing mortgage.
A cash-out refinance replaces your current mortgage with a larger loan and gives you the difference in cash — usable for home improvements, debt consolidation, college costs, or investment. Conventional cash-out allows up to 80% loan-to-value, while FHA cash-out allows up to 80% as well. We show you exactly how much equity you can access, what the new payment looks like, and whether a cash-out refinance or a home equity loan makes more sense for your goals.
Best for: Homeowners with significant equity who want to fund major expenses at mortgage-level interest rates.
Learn more about Cash-Out Refinance loans →Which Program Is Right for You?
Every buyer's situation is different. The best program depends on your credit profile, down payment funds, debt-to-income ratio, property type, and long-term goals. We review your full financial picture and compare the programs you qualify for side by side — showing you how each one affects your monthly payment, cash needed at closing, and total cost over the life of the loan. There's no cost for the conversation and no obligation to apply.
Program availability, pricing, and eligibility requirements are subject to change. Contact Joe Piccirello ((602) 502-2268) for current program guidelines. Edge Home Finance Corporation | NMLS #1988505.
Ready to See Your Numbers?
Call or text us at (602) 502-2268 or request a quick quote online.