Mortgage Loan Programs

Whatever your situation —
there's a program for that.

From first-time buyers to seasoned investors, from conventional to non-QM — a wide range of loan programs means more buyers get to closing. If you've been told no somewhere else, let's talk.

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Currently offered through Glory Mortgage (NMLS# 2617463) · Programs and availability subject to change · Not all programs available in all areas
Find Your Program

Programs by buyer type

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First-Time Buyers

Never owned a home? These programs are designed to get you in with the least amount of money down and the most support.

  • FHA Loans — 3.5% down, 580+ credit
  • Conventional 97 — 3% down
  • USDA — 0% down in eligible rural areas
  • VA — 0% down for veterans & active duty
  • Down Payment Assistance (DPA) programs
  • NC Housing Finance Agency programs
Low down payment options available
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Move-Up & Existing Homeowners

Already own a home? Whether you're upsizing, downsizing, or need to buy before you sell — there are options.

  • Conventional loans — all terms
  • Bridge loans — buy before you sell
  • HELOCs — tap your existing equity
  • Cash-out refinance
  • Fannie Mae HomeStyle (renovation)
  • FHA 203k Rehab loans
Bridge financing available
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Self-Employed & 1099

Traditional income verification doesn't work for everyone. These programs use alternative documentation to qualify.

  • Bank Statement Loans — 12 or 24 month
  • 1099-Only Loans
  • P&L Only Loans
  • Asset Depletion Loans
  • No income verification (primary & secondary)
  • ITIN Loans
Non-QM programs available
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Real Estate Investors

Building a portfolio? Whether it's your first rental or your fifteenth, there are loan programs built for investors.

  • DSCR Loans — qualify on rental income
  • Fix & Flip Financing
  • 5–8 Unit Properties
  • Short-term rental (Airbnb/VRBO) financing
  • Second homes & vacation properties
  • Business Purpose Loans
DSCR · No personal income required
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Refinance & Equity

Lower your rate, tap your equity, or change your term. You may have more equity than you realize.

  • Rate/Term Refinance
  • Cash-Out Refinance
  • VA IRRRL (Streamline Refi)
  • FHA Streamline Refi
  • HELOCs & Standalone 2nds
  • Reverse Mortgages (HECM)
Free equity review available
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Specialty Programs

Unique situations need unique solutions. If you've been turned down somewhere else, this is worth a conversation.

  • Doctor Loan Program
  • Foreign Nationals
  • Manufactured Housing
  • Non-Warrantable Condos & Condotels
  • Jumbo Loans
  • Rent to Own Financing
Unique situations welcome
Programs Worth Knowing About

A few that agents often don't know exist

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Construction
One-Time Close Construction Loans
Build and finance in one loan — one closing, one set of closing costs. The loan converts automatically to a permanent mortgage when construction is complete. Perfect for buyers who want to build new.
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Investor Favorite
DSCR Loans — No Personal Income Needed
Debt Service Coverage Ratio loans qualify based on the property's rental income, not the buyer's personal income. Great for investors who write off a lot or have complex income. If the rent covers the mortgage — they can qualify.
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Renovation
FHA 203k & Fannie Mae HomeStyle
Buy a fixer-upper and finance the repairs in the same loan. The after-improved value is used for the appraisal — so buyers can purchase a home that needs work and build instant equity. Opens up inventory that other buyers skip.
🌾
Commercial & Agricultural
Commercial, Farm & Agricultural Loans
Multi-family, churches, office, retail, hotel, industrial, mixed use, hobby farms, barndominiums, dairy farms, vineyards, and rural land. If it's a property someone wants to finance — there's probably a program for it.
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Professional
Doctor Loan Program
Designed for medical professionals with high student debt but strong income potential. Student loans treated differently in DTI calculation. Low to no down payment options with no PMI. Also available for dentists, veterinarians, and other licensed professionals.
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Flexible
Down Payment Assistance (DPA)
Multiple DPA programs available that can cover 3–5% of the purchase price as a grant or forgivable loan. Many buyers qualify and don't know it. Ask Angie to run a DPA eligibility check — it takes 10 minutes and could save thousands at closing.
Complete Program List

The full list

📋
All Available Loan Programs
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Call Angie
336-408-9531

Not sure which program
is right for your buyer?

That's exactly what I'm here for. Give me the scenario — the credit score, the income situation, the down payment — and I'll tell you which programs fit and what the payment looks like. Usually takes 10 minutes.

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