Loan Programs

Before I put it on the site can you take a look 1) Investor Loans (DSCR)

What it is: Financing for rental properties where qualification is based primarily on the property’s cash flow (Debt Service Coverage Ratio), not personal income docs. Often used for long-term or short-term rentals.
Key numbers: Many lenders look for a DSCR ≥ 1.0–1.25; ≥1.25 is a common threshold cited across the industry. Lower ratios may be possible with compensating factors (larger down payment, reserves), but terms vary by lender and state.

What it is: Mortgages above FHFA’s conforming loan limits (aka “jumbo”). Typically for higher-priced homes and may require stronger credit, reserves, and documentation.
Key numbers (2025): Baseline conforming limit $806,500 (1-unit); select high-cost areas up to $1,209,750. Loans above these amounts are jumbo

What it is: Financing for new builds or major renovations—either one-time close (construction converts to a permanent mortgage) or two-step (separate construction then permanent loan).
Key notes: Fannie Mae recognizes Construction-to-Permanent structures; TRID guidance covers separate vs. combined disclosures for construction/permanent phases. Specific LTV, reserve, or draw schedules vary by program and project.

What it is: A fixed principal & interest payment for the life of the loan (common terms: 10–30 years). Great for long-term payment stability.
Key numbers (2025): “Conforming” typically means at or below $806,500 baseline (1-unit), with designated high-cost areas up to $1,209,750. Availability of high-balance varies by county

What it is: Starts fixed (e.g., 5/6, 7/6, 10/6), then adjusts based on an index + margin at set intervals. Can offer a lower initial rate if you expect to move or refinance before the fixed period ends.
Key notes: Payment changes are driven by the index and margin; read the ARM disclosures (CFPB CHARM booklet) to understand caps, floors, and adjustment timing. 

What it is: A lump-sum, fixed-rate loan against your equity—useful when you know your project budget (e.g., remodel, debt consolidation).
Key numbers: Many lenders allow total borrowing up to roughly 60–85% of your home’s value (combined with your first mortgage), subject to credit and program rules

What it is: Replace your current mortgage to lower payment/rate, change term, or tap equity (cash-out). Suitability depends on current rate, costs, equity, and time horizon.
Key notes: Cash-out and other refi types have program-specific LTV/DTI/cash-out caps—ask for current options, as they change with market conditions and investor guidelines. PMR provides general purchase/refi program info on its Loan Programs hub.

What it is: Government-insured financing with flexible credit and lower down payment options for primary residences. Mortgage insurance applies; property must meet FHA standards.
Key numbers: With FICO ≥ 580, down payment can be 3.5%; with FICO 500–579, 10% down may be required (subject to full eligibility)

What it is: For homeowners 62+, a HECM lets you convert home equity to funds (lump sum, line of credit, or payments) while you continue to live in the home. You must keep paying property taxes, homeowners insurance, and upkeep.
Key numbers: Minimum age 62 for HUD HECM. Other proprietary programs can differ, but HECM rules and counseling requirements apply to FHA-insured reverse mortgages.

What it is: Zero-down financing for eligible Veterans, service members, and some surviving spouses; offered by private lenders and backed by the VA.
Key numbers: Most VA purchases can be 0% down (subject to entitlement). A VA funding fee usually applies unless exempt; fee varies by use and down payment (e.g., first-use purchase with 5% down shows a 1.5% example on VA.gov; typical ranges often cited are about 0.5%–3.3%).

What it is: PMR’s Premier Home Start pairs an FHA 30-year fixed with down-payment and/or closing-cost assistance options for eligible buyers; availability and terms vary by state and borrower profile.
Key notes: PMR publicly promotes a Down Payment Assistance Guide; the Premier Home Start program launch was announced in early 2025. For exact assistance amounts/percentages and eligibility, consult a PMR Loan Officer.