Mortgage Products & Programs

the most complete set of mortgage programs available

Mortgage Types

CONVENTIONAL

Give your clients the power of flexibility with our wide range of Conventional loan options. Access competitive rates, seamless processes, and faster closings—all backed by a platform that keeps you focused on selling, not paperwork.

FHA

Offer solutions for every borrower, including first-time homebuyers, with our comprehensive FHA product lineup. From lower down payments to competitive interest rates, we equip you with the tools to serve more clients and close more deals.

USDA

Open the door to underserved markets with our USDA loan options. Zero down payment opportunities and exceptional rural lending solutions ensure you never have to turn a client away.

VA

Serve your veteran and active military clients with confidence. Lending Heights provides robust VA loan products with unmatched support and efficiency, so you can deliver fast approvals and build stronger relationships.

NON-QM

No borrower is off the table with our industry-leading NON-QM products. Whether it’s bank statement loans, self-employed clients, or unique income scenarios, we help you say “yes” when others say “no.”

COMMERCIAL

Take your business to the next level with our full suite of Commercial loan programs. From cash-out refinances to property investments, we empower you to serve business owners and expand your pipeline.

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All Loan Products

VA Purchase Loans

100% Financing
Underwritten to VA Handbook, nooverlays
Waive escrows up to 100%
14+ Investors/Lenders

Conventional Cash-Out 90

A cash-out refinance option up to 89.99% LTV with a simplified process and a competitive interest rate — all without the addition of mortgage insurance.

680+ FICO
Loan amounts up to the conforming loan limits
Minimum LTV 80.01 to maximum 89.99%
No mortgage insurance required
30-year fixed only
Max DTI determined by DU/LPA, but not to exceed 50%
If paying off first-lien mortgage, only 6 months of seasoning required
Primary residence only

High Balance

Freddie Mac BorrowSmart

620+ FICO, up to 97% LTV

Eligible for primary purchases only

At least one qualifying borrower will be required to complete a homebuyer counseling session through the Homeownership Preservation Foundation (HPF) Process

Qualified buyers with an income above 50% but less than or equal to 80% of the AMI receive a $1,250 pricing incentive in the form of a Loan Level Pricing Adjustment (LLPA)

Available on single- and multi-wide manufactured homes, co-ops*, condos, and PUDs

Lender- and seller-paid Temporary Rate Buydowns available

HomeOne®

Purchases up to 97% LTV

No income restrictions

Available in all geographic locations

Eligible for single-family homes, including townhouses and condos

At least one borrower must be a first-time homebuyer

LPA only

Available on single- and multi-wide manufactured homes with LTV up to 95%, and PUDs

Lender and seller paid Temporary Rate Buydowns available

HomeReady® First

Eligible borrowers receive:

Up to $4,500 grant
- Borrowers above 100% AMI (Area Median Income) up to 140% AMI receive $1,500 grant
- Borrowers at or below 100% AMI receive $4,500 grant
Up to $500 toward a 1-year home warranty (if applicable)
$500 toward appraisal costs

Borrowers’ eligibility is determined by multiple factors including:

Current primary residence must be located in an eligible census tract. Scroll down to see the list of Metropolitan Statistical Areas (MSAs)
Borrower must be a first-time homebuyer
Must be at or below 140% AMI of the area they are purchasing in

HomeReady®

Purchases up to 97%, including FTHB

Refinances serviced by FNMA eligible up to 97% LTV

Reduced Mortgage Insurance

High Balance available

Income up to 80% of the AMI. First-time homebuyers at or below 50% of the AMI receive a $2,500 pricing incentive

Gift funds eligible for the entire down payment

Available on single- and multi-wide manufactured homes with LTV up to 95%, condos, and PUDs

Lender and seller paid Temporary Rate Buydowns available

Home Possible®

Up to 97% LTV

620+ FICO

First-time homebuyers, move-up borrowers, and retirees

Refinances up to 97% LTV, regardless of current mortgage program

High Balance available

Income up to 80% of the AMI. First-time homebuyers at or below 50% of the AMI receive a $2,500 pricing incentive

Available on single- and multi-wide manufactured homes, condos, and PUDs

Lender and seller paid Temporary Rate Buydowns available

HUD REO

FHA 203k

1099 & ITIN Programs

Conventional 1% Down

USDA

Down to 550
Underwritten to GUS, no overlays
16+ Investors/Lenders

Lending Heights EDGE

Up to 97% LTV
$5000 Credit
Up to $500 toward 1-year homewarranty
Up to $500 toward Appraisal Cost
No income Restrictions
Geographic Restrictions
Follows DU Approved/Eligible

Empowered DPA Loan

FHA loan with 2% or 3.5% grant
FICO down to 620
DTI up to 48.99

Jumbo Loans

Up to 90% LTV
Loans up to 4MM
19+ Lenders/Investors

Bank Statement

12 or 24 Month Statements
Personal or business
Loan up to 3MM
FICO down to 580
8+ lenders/investors

DSCR

Debt Service Coverage Ratio or DSCR loans are for borrowers to qualify for loans on the market rent of their investment property, rather than their personal income.

Designed for investment properties. Can close in personal name or LLC
No income verification
Loan amounts up to $2,000,000
Min. FICO 620+
LTV up to 80%, with specific reductions for certain conditions
Investment Only
8+ Lenders/ Investors

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NON-QM

1099 Only Program
ITIN Clients
Portfolio Lenders
Common sense underwriting
AUS miss loans

HELOC

5-day closing allowed
Investment Properties
FICO down to 620
3+ Investors

One Time Close Construction

Conventional, FHA, and VA programs
3 investors

Renovation Loans

FHA 203k Renovation

Standard and Limited
Follows FHA 4000.1 no overlays
Down to 580 FICO

Fannie Mae Homestyle Renovation

1-4 unit Primary
FICO down to 620

Freddie Mac CHOICE Renovation

1-4 unit Primary
FICO down to 620

VA Renovation

Purchase or Refinance
FICO down to 580

USDA Renovation

Up to 100% LTV
FICO down to 580