Conventional, FHA, VA, USDA, Jumbo, DSCR, Non-QM, Construction, SBA — all accessed at wholesale pricing through 30+ NEXA partner lenders. Bilingual service in English and Turkish.
All programs subject to lender underwriting, property appraisal, credit, and documentation review. Rates and terms vary by market and borrower profile. Not a commitment to lend.
Jump to the loan family that fits your goal. Each category includes active programs and additional options coming soon as content is finalized.
Buy a primary or second home with the right program for your scenario.
7 ProgramsLower your rate, change your term, or pull cash from Texas home equity.
9 ProgramsDSCR, BRRRR, hard money — finance rental properties on the income they produce.
8 ProgramsBank statement, asset depletion, P&L, foreign national — for unique income profiles.
8 ProgramsBuild new or rehab existing — one-time-close, 203(k), and renovation loans.
10 ProgramsSBA 7(a), SBA 504, owner-occupied CRE, and working capital options.
6 ProgramsTSAHC, TDHCA, MCC, and VLB programs for first-time buyers and veterans.
5 ProgramsActive programs link to full educational guides. Coming-soon programs are available right now by phone — written guides are being finalized.
Fannie Mae / Freddie Mac loans from 3% down. The most popular loan type — cancelable PMI, competitive pricing for 620+ credit, conforming up to $832,750.
Government-backed flexibility for 3.5% down at 580+ credit. Most common first-time buyer path. Compatible with TSAHC and TDHCA assistance programs.
For eligible veterans, active duty, and surviving spouses. No monthly PMI. $0 down with full entitlement. One of the most powerful loan programs available.
Zero down in USDA-designated areas. More Texas suburbs qualify than expected — parts of Fort Bend, Waller, Brazoria, and Montgomery counties are eligible.
Financing for homes above the 2026 conforming limit of $832,750. Stronger reserve expectations, premium documentation, and lender-specific underwriting.
First-time buyer status can unlock DPA grants, education programs, and low-down-payment options. A pathway decision — not a single product.
Various DPA programs in Texas and other states. Grants, forgivable second liens, and below-market subordinate financing — combinable with FHA, VA, USDA, or Conventional first liens.
Lower your monthly payment by reducing the rate, or shorten the term to build equity faster. Fannie Mae / Freddie Mac conventional financing — no cash-out, refi of record only.
Tap your home or investment property's equity through Fannie Mae & Freddie Mac conventional financing. Best path for investment properties, second homes, and non-homestead primaries.
Refinance an existing FHA, Conventional, VA, or USDA loan into a new FHA loan with lower rate or term. Full underwrite required — appraisal, credit, income docs.
Pull equity through an FHA cash-out refinance. Higher LTV than conventional for borrowers with limited credit. Texas 50(a)(6) rules apply on homestead.
Pull tax-advantaged equity from a Texas homestead under the Texas Constitution Article XVI § 50(a)(6). 80% LTV maximum · 12-day cooling-off · once-per-year limit.
Streamlined FHA-to-FHA refinance with no appraisal, no income verification, and reduced documentation. Net tangible benefit test required.
VA Interest Rate Reduction Refinance Loan — the fastest VA refi available. No appraisal, no income docs, lower funding fee. VA-to-VA only.
Refinance options for rental and investment properties. DSCR, rate-and-term, and cash-out paths available. Higher rates typically apply than primary residence.
Refinance rental properties using property cash flow — no tax returns, no W-2s, no DTI. BRRRR cash-out the core method. Texas property-tax modeling included.
The flagship investor product. Qualify on Debt Service Coverage Ratio — your rental income vs. the loan payment. No personal income required. Available for purchase and refi.
The investor program for properties that don't cash flow. No DSCR requirement — qualifies on credit, reserves, and equity instead. Built for Austin / Houston suburbs where rent-to-price ratios fail standard DSCR tests.
Buy · Rehab · Rent · Refinance · Repeat. Combines hard-money acquisition with DSCR cash-out refinance to recycle capital across multiple properties.
Short-term asset-based loans for fix-and-flip investors. Close in 7–14 days · rehab budget included · interest-only payments during hold.
Short-term rental financing using projected STR income. Some lenders use AirDNA data and 12-month rent rolls. Subject to local STR regulations.
Finance 2–4 unit investment properties. Rental income from non-occupied units typically counts toward qualifying income in DSCR and some conventional programs.
Finance multiple rental properties under one portfolio loan. Simplifies management and reporting. DSCR-based qualification with blanket lien across properties.
For non-US citizens and non-permanent residents purchasing US investment property. No US credit required — qualifies on foreign assets and reserves.
Self-employed qualification using 12–24 months of personal or business bank deposits. No tax returns, no profit & loss tied to a CPA — deposits are the income.
Qualify using liquid assets converted to monthly income. Ideal for retirees and high-net-worth borrowers with significant savings but limited W-2 income.
CPA-prepared profit & loss statement is the qualifying document. For self-employed borrowers whose bank deposits don't fully reflect net income.
For borrowers with an ITIN instead of a Social Security number. Builds homeownership for residents who file US taxes but don't have SSN documentation.
Qualify using 1099 forms instead of tax returns. Built for independent contractors, gig-economy workers, and 1099-paid professionals.
Pay only interest for an initial period (typically 5–10 years), then full P&I begins. Useful for specific cash-flow strategies and investor scenarios.
Non-QM guidelines applied to loan amounts above conforming limits. Combines high-balance financing with alternative income docs like bank statements or asset depletion.
Programs for borrowers with recent bankruptcy, foreclosure, or short sale. Shorter waiting periods than agency loans — second-chance financing built for credit events.
Single closing covers construction and permanent financing. Lock the long-term rate at the start — eliminates two sets of closing costs and re-qualification risk.
Two-time-close structure for builds requiring custom construction terms before locking the permanent loan. Common for complex or high-cost custom homes.
FHA loan that finances the purchase plus renovation costs. Standard 203(k) for major rehab · Limited 203(k) for cosmetic and smaller repairs. 3.5% down.
Fannie Mae's renovation loan — conventional alternative to FHA 203(k). Available for primary, second home, and investment. Higher loan limits than FHA.
Separate construction loan, then a new permanent mortgage after completion. More flexibility — shop the permanent rate after the build, but requires re-qualification at conversion.
For borrowers who want to act as their own general contractor. Limited lender availability — construction experience required, with significant scrutiny on plans and budget.
Purchase the land and finance the build in one loan. Popular with clients building from scratch on raw lots. Higher down payment than build-on-owned-land scenarios.
Already own your lot? Finance construction on land you already hold. Land equity may count toward down payment — often the most cost-efficient path to a custom build.
Major renovation projects too extensive for standard 203(k) or HomeStyle. Finances acquisition plus major structural work with draw schedules during construction.
Bridge financing for investment property renovation. Short-term (6–24 months) · ARV-based · for experienced investors flipping or stabilizing rentals.
The flagship SBA program. Up to $5M for business acquisition, working capital, equipment, partner buy-out, or owner-occupied real estate. Long terms, low equity.
For owner-occupied commercial real estate and major equipment. Two-loan structure with a fixed-rate SBA portion. Lower equity than conventional CRE.
Conventional commercial mortgage for income-producing properties — office, retail, industrial, and multifamily (5+ units). Higher DSCR thresholds than residential investor loans.
Commercial property financing based on Net Operating Income coverage. For experienced investors. Non-recourse structures may be available for qualified borrowers and properties.
Finance business equipment, machinery, and technology. Equipment itself serves as collateral — terms aligned with useful life of the asset. 100% financing possible for strong credit.
Lines of credit, short-term working capital, and bridge financing for established businesses. Faster than SBA · less paperwork · higher rates.
Down-payment assistance for teachers, peace officers, EMS, firefighters, corrections, and veterans. Up to 5% DPA · combinable with FHA, VA, USDA, Conventional.
Statewide TSAHC program for low- and moderate-income Texans. Up to 5% DPA · income limits by county · no first-time buyer requirement.
State first-time homebuyer program. Below-market rate plus up to 5% DPA. First-time buyer or veteran · income and purchase-price limits apply.
Federal tax credit equal to 20% of mortgage interest paid annually — up to $2,000/year. Lifetime of the loan. Combinable with TSAHC and TDHCA DPA.
Texas Veterans Land Board — state-only programs for veteran home loans, land loans, and home improvement. Below-market rates · 0.50% disability discount.
Quick scenario calculators to test affordability, DSCR coverage, refi break-even, and cash-out equity before talking to a lender.
Estimate P&I, taxes, insurance, and PMI in one place.
Test rental coverage ratio against PITIA and operating costs.
See how many months it takes for refi savings to recoup costs.
Calculate Texas 80% cash-out limits on your home value.
Calculators are educational estimates only · not a preapproval or commitment to lend.
A broker shops the entire NEXA wholesale market for you. One application, dozens of lenders, wholesale pricing.
UWM, Pennymac, Newrez, Carrington, Flagstar, Rocket TPO, The Loan Store, and more — accessed through NEXA. Each strong at different scenarios.
Agency, government, jumbo, Non-QM, DSCR, construction, SBA — under one license. No need to re-shop with multiple loan officers.
Full process available in English and Turkish. Native Texas market knowledge from Houston to the Rio Grande Valley.
Constitutional cash-out rules, county-specific tax modeling, Texas Veterans Land Board, TSAHC and TDHCA layered DPA — all priced correctly.
Free pre-qualification, scenario modeling, and rate quotes. Ethan personally takes your call.