The programs below cover most situations. Which one is right depends on your credit, your down payment, the property and how long you plan to stay — so treat this as the map, and let Ryan price your actual route.
The default for most buyers with solid credit
Not government-insured, so guidelines are stricter — but private mortgage insurance falls away once you build enough equity, which usually makes it the cheaper long-run choice if you qualify.
Built for buyers with thinner credit files
Government-insured, with lower down payment and more forgiving credit guidelines. The trade-off is mortgage insurance that generally stays for the life of the loan unless you refinance later.
Veterans, active duty and eligible spouses
If you are eligible, this is usually the strongest program on the table. No down payment required and no monthly mortgage insurance, which changes the payment substantially.
Above conforming loan limits
For properties priced beyond standard loan limits. Credit, reserve and documentation requirements are higher, and the limit itself varies by county.
Confirm which of these programs Ryan actively originates, and add any missing ones (USDA, renovation/203k, construction, non-QM / bank statement, DSCR investor). Remove any he does not offer — listing a program he cannot deliver creates a problem at the event, not a lead.
Refinancing is worth checking any time rates move, your credit improves, or your plans for the property change.
Lower the rate, shorten the term, or move from adjustable to fixed. The goal is a cheaper or more predictable payment, not cash in hand.
Convert equity into cash for renovations, debt consolidation or another purchase. You are trading equity for liquidity — worth running the numbers on carefully.
If your equity has grown, refinancing out of an FHA loan can remove mortgage insurance entirely. Sometimes that alone pays for the refinance.
Your rate depends on credit score, down payment, loan amount, property type, occupancy and the day you lock. A headline rate on a website is almost never the rate the person reading it gets — which is why you will not find one here.
Apply, or call, and you get a real number for your actual file.
Most people do not arrive knowing whether they want conventional or FHA, or whether their VA eligibility still applies. You do not need to work it out first.
Tell Ryan what you are trying to do and he will tell you which programs you actually qualify for — and which one costs you least over the time you plan to stay.
The secure application runs on Southwest Funding’s HomeHub. You can save and come back to it, and upload documents straight from your phone.