More options, because we are a broker.
We are not limited to one lender’s shelf. We compare programs across many lenders to find the one that actually fits your income, your down payment, and your plans for the property. Licensed in California and Colorado.
For first-time and move-up buyers.
The right program depends on your down payment, your credit profile, and whether you qualify for a government backed loan.
Conventional
The standard path for buyers with steady income and reasonable credit. Some conventional programs allow a lower down payment than most buyers expect for those who qualify.
Conventional details →FHA
Government backed and often more forgiving on credit and down payment. A common fit for first-time buyers who are still building their profile.
First-time buyer guide →VA
For eligible veterans and service members. VA loans carry benefits that are hard to match, including options with no down payment for those who qualify.
VA loan details →USDA
For qualified buyers purchasing in eligible areas. Worth checking, because the eligible map covers more than most people assume.
USDA loan details →Jumbo
For homes priced above conforming loan limits, which matters often in Southern California. Requirements are stricter and vary by lender.
Jumbo loan details →Down payment assistance
California offers programs that can help qualified buyers with the down payment. We will tell you honestly whether you are likely to qualify.
See assistance options →Condos
Condos add a third approval: the building itself. We know the HOA and warrantability side, including the 2026 rule changes, so your condo deal does not stall.
Start with the building →Only worth doing if the math works.
We will run the numbers and tell you if refinancing does not make sense for you right now. That happens often, and we would rather say so.
Rate and term refinance
Replace your current loan with different terms. Whether this helps depends on your current rate, your remaining balance, and how long you plan to stay.
Cash-out refinance
Access equity you have built, often for home improvements, debt consolidation, or an investment purchase. Terms are subject to qualification.
HELOC
A line of credit secured by your home that you draw from as needed, rather than taking a lump sum up front.
When your income does not fit a standard box.
This is where a broker matters most. Lenders treat self employed income and investment property very differently from one another.
DSCR
Qualifies the property on its rental income rather than your personal income. Common for investors building a portfolio without using tax returns.
How DSCR works →Bank statement loans
Qualifies you on deposits rather than tax returns. Built for business owners whose returns understate what they actually earn.
Self-employed options →Non-QM and 1099
Profit and loss based programs, 1099 income programs, and other options for borrowers outside conventional guidelines.
See non-QM programs →Investment property
Conventional financing for rentals and second homes, for investors who do qualify on personal income and want conventional terms.
Hard money
Short term, asset based financing when speed matters more than rate, such as a competitive purchase or a bridge situation.
Commercial
Financing for commercial property. Structures and requirements vary widely, so these start with a conversation.
Reverse mortgages.
For homeowners age 62 and older who want to access equity without a monthly mortgage payment. These are frequently misunderstood, so we spend extra time explaining the tradeoffs, including what happens to the home later. We will walk through it with your family in the room if you want.
Before you pick a program.
Which loan program is right for me?
It depends on three things: how you earn your income, how much you have available for a down payment, and what you plan to do with the property. A salaried first-time buyer and a self employed investor buying a rental will usually land in completely different programs. Because we are a broker, we compare programs across many lenders rather than fitting you into a single lender’s product. The fastest way to find out is a short conversation, which does not require an application or a credit pull.
Do you lend outside of California?
NestMade Mortgage is licensed in California and Colorado. Our office is in Chino Hills, California, and we work with families throughout the Inland Empire, the San Gabriel Valley, and greater Southern California, as well as clients in Colorado.
Does getting pre-approved affect my credit score?
An initial conversation about your options does not affect your credit at all. A full pre-approval does involve a credit check, which can have a small, temporary effect on your score. Credit scoring models generally treat multiple mortgage inquiries within a short shopping window as a single inquiry, so comparing options does not compound the impact.
Not sure which one fits?
That is the normal starting point. Tell us your situation and we will point you to the programs worth looking at, with no obligation.
Get Pre-Approved Schedule a Call