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Elite Fundings

Loan Programs

Every program, one team.

Conventional agency loans, government programs, non-QM and alt-doc, and investor financing.

Conventional & Government

Traditional financing — Fannie Mae, Freddie Mac, FHA, VA, USDA, and jumbo programs for primary residences and second homes.

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Agency Fixed-Rate

Conventional 30-Year Fixed
The most common mortgage in America. Fixed rate and payment for 30 years, conforming to Fannie Mae / Freddie Mac guidelines. Available for primary residences, second homes, and investment property purchases.

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Agency Fixed-Rate

Conventional 15-Year Fixed
Shorter term, lower rate, and dramatically less lifetime interest — payoff in half the time.

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Agency Adjustable-Rate

Conventional ARM (5/6, 7/6, 10/6)
Fixed introductory period (5, 7, or 10 years) then adjusts periodically. Different ARMs and ARM lenders carry different caps, margins, and reference indexes — figures shown across the page are illustrative examples; we'll quote the actual terms of the specific ARM you qualify for.

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Agency

High-Balance Conforming
Conforming loans above the baseline limit, available in CA high-cost counties (Los Angeles, Orange, San Diego, Bay Area).

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Low-Income Affordable

HomeReady (Fannie Mae)
Fannie Mae program with reduced mortgage insurance and flexible income sources for low-to-moderate income borrowers.

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Low-Income Affordable

Home Possible (Freddie Mac)
Freddie Mac's equivalent to HomeReady — 3% down, reduced MI, flexible sources of funds.

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Renovation

HomeStyle Renovation
Finance purchase + renovation in one loan, based on the property's as-completed value.

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Government — FHA

FHA 30-Year Fixed
HUD-insured mortgage with low down payment and flexible credit requirements.

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Government — FHA Renovation

FHA 203(k) Renovation
FHA's purchase-plus-renovation loan. Standard (structural) and Limited (cosmetic) variants.

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Government — FHA Refi

FHA Streamline Refinance
Reduced-documentation refinance of an existing FHA loan — no appraisal or full income docs required in most cases. Must demonstrate Tangible Net Benefit per HUD's qualifying tests.

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Government — VA

VA 30-Year Fixed
Zero-down financing for eligible active-duty servicemembers, veterans, and surviving spouses.

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Government — VA Refi

VA IRRRL (Streamline)
Interest Rate Reduction Refinance Loan — VA's streamline refi, no appraisal or income docs in most cases.

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Government — VA Refi

VA Cash-Out Refinance
Refinance any mortgage into a VA loan up to 100% of property value, with cash-out.

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Government — USDA

USDA Rural Development Guaranteed
Zero-down loan for eligible rural and suburban properties with income limits.

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Jumbo

Prime Jumbo
Full-doc jumbo financing above conforming limits, typically with best pricing for strong borrowers.

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Jumbo

Super Jumbo ($3M+)
Portfolio jumbo for high-net-worth borrowers. Loan amounts $3M–$10M+.

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Jumbo

Jumbo ARM
Adjustable-rate jumbo for borrowers optimizing initial rate.

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Jumbo — Specialty

Physician / Professional Loan
Portfolio jumbo designed for medical doctors, dentists, attorneys, and executives — no MI, low down, student loans excluded from DTI.

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DPA — California

CalHFA MyHome Assistance
California Housing Finance Agency deferred-payment junior loan for down payment or closing costs, up to 3% of purchase price.

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DPA — California

CalHFA Dream For All (Shared Appreciation)
Shared-appreciation down payment assistance — CalHFA provides up to 20% down, repaid at sale/refi plus a share of appreciation.

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Reverse Mortgage

HECM Reverse Mortgage
FHA-insured Home Equity Conversion Mortgage for homeowners 62+.

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Reverse Mortgage

Proprietary Jumbo Reverse
Non-FHA proprietary reverse mortgage for property values above the HECM lending limit.

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Buydown

2-1 Temporary Buydown
Temporary rate reduction of 2% in year 1 and 1% in year 2, returning to note rate in year 3.

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HELOC

Traditional HELOC
Variable-rate revolving line of credit secured by your home's equity.

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Second Lien

Closed-End Second Lien (Fixed)
Fixed-rate, fully-amortizing second mortgage — lump-sum cash-out without refinancing the first.

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Specialty

Energy-Efficient Mortgage (EEM)
FHA or conventional mortgage enhanced to finance energy-efficiency improvements.

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Non-QM & Alternative Doc

For self-employed borrowers, complex income, or recent credit events — bank statement, 1099, P&L, asset depletion, ITIN, and foreign national options.

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Alt-Doc — Self-Employed

12-Month Bank Statement
Qualify on 12 months of personal or business bank deposits instead of tax returns.

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Alt-Doc — Self-Employed

24-Month Bank Statement
Two years of bank statements — often with better pricing and higher LTV than 12-month programs.

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Alt-Doc — Second Lien

Bank Statement HELOC
HELOC or fixed 2nd qualified using bank statements — no tax returns.

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Alt-Doc — Self-Employed

1099-Only Income
Qualify on 1–2 years of 1099s — no tax returns required. Ideal for independent contractors.

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Alt-Doc — Self-Employed

P&L Only
Qualify on a CPA-prepared profit & loss statement. No bank statements or tax returns for income.

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Alt-Doc — W-2

WVOE Only (W-2 Employee)
Qualify on a Written Verification of Employment alone — no paystubs or tax returns.

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Alt-Doc — Asset-Based

Asset Qualifier / Asset Depletion
Qualify using liquid assets depleted over a loan term — no income documentation required.

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Alt-Doc — Equity Comp

RSU / Restricted-Stock Income
Qualify using RSU vesting schedules — common for tech, biotech, and finance employees.

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Alt-Doc — Credit Recovery

Recent Credit Event (BK / FC / SS)
Loans for borrowers with a recent bankruptcy, foreclosure, or short sale — as little as 1 day out of seasoning.

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Alt-Doc — Non-Resident

ITIN Mortgage
Home financing for borrowers with an Individual Tax Identification Number (ITIN) instead of SSN.

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Alt-Doc — Non-Resident

Foreign National
Non-US-resident buyers — no US credit required, documentation from home country accepted.

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Alt-Doc — Property Type

Non-Warrantable Condo
Financing for condos that don't meet Fannie/Freddie warrantability (high investor concentration, HOA litigation, commercial share).

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Alt-Doc — Property Type

Condotel
Financing for condominium units in hotel-operated buildings (short-term rental pools).

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Investor & Bridge

DSCR rental loans, cash-out, seconds, and HELOCs for California investors.

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DSCR

DSCR Rental Loan
Qualify a rental property on the property's own cash flow — no personal income documentation.

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DSCR

DSCR Cash-Out Refinance
Pull cash out of a seasoned rental — no personal income documentation.

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DSCR

DSCR 2nd Lien / HELOC
HELOC or fixed second lien on an investment property, qualified on DSCR.

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DSCR

No-Ratio DSCR
DSCR loan with no minimum ratio requirement — higher rate, but closes even when rent doesn't cover PITIA.

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DSCR

Short-Term Rental DSCR (Airbnb)
DSCR loan using projected short-term rental income (AirDNA or 12-month Airbnb/VRBO history).

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Investor Portfolio

Portfolio Loan (5+ Properties)
Blanket or cross-collateralized loan across 5+ rental properties.

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Bridge / Hard Money

Fix & Flip
Short-term financing for acquisition + rehab of a resale flip. 6–18 month term.

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Bridge / Hard Money

Fix & Hold (BRRRR)
Acquisition + rehab financing structured for BRRRR strategy — bridge to DSCR takeout.

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Construction

Ground-Up Construction (Residential)
Construction financing for spec builders or owner-occupant new builds.

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Bridge

Residential Bridge
Short-term loan to buy the next home before selling the current one, or to close quickly on an opportunity.

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Bridge

Commercial Bridge
Short-term financing on commercial assets — value-add, lease-up, or transition to permanent.

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Bridge — Wholesale

Transactional Funding (Same-Day)
Same-day double-close funding for wholesalers and A→B→C transactions.

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Commercial

Owner-user and commercial questions. Start with a call — we originate house and 2–4 unit loans.

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SBA

SBA 7(a) Owner-User
Up to $5M SBA-guaranteed loan for owner-user real estate acquisition and business needs.

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SBA

SBA 504 Owner-User
Fixed-rate SBA loan for owner-user commercial real estate acquisition or construction. 50/40/10 structure.

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Commercial

Conventional Commercial Real Estate
Bank-balance-sheet commercial mortgages — retail, office, industrial, mixed-use.

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Agency Multifamily

Fannie Mae DUS (Multifamily)
Fannie Mae Delegated Underwriting and Servicing loans for 5+ unit multifamily.

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Agency Multifamily

Freddie Mac SBL (Small Balance Multifamily)
Freddie Mac Small Balance Loan — $1M–$7.5M on 5+ unit multifamily.

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Agency Multifamily

HUD 223(f) (Multifamily Refi/Acquisition)
FHA-insured 35-year fully-amortizing loan for existing multifamily.

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Agency Multifamily

HUD 221(d)(4) (Multifamily Construction)
FHA-insured construction-to-permanent multifamily financing. 40-year fully-amortizing.

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Commercial

CMBS
Commercial Mortgage-Backed Securities — non-recourse, 10-year, fixed-rate commercial loans.

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Commercial

Life Insurance Company Loan
Long-term, fixed-rate commercial mortgages from life insurance company balance sheets.

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Construction

Ground-Up Commercial Construction
Construction financing for retail, industrial, office, or mixed-use development.

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NNN / Net Lease

NNN Credit-Tenant Financing
Long-term non-recourse financing on single-tenant NNN properties with credit tenants.

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FAQ

Common questions

How many loan programs does Elite Fundings offer?

We broker residential programs across four hubs: conventional & government, non-QM/alt-doc, investor, and commercial guides. Exact availability depends on credit, property, occupancy, and lender guidelines.

Do you lend money directly?

No — we are mortgage brokers. We shop wholesale lenders and match your scenario to the guidelines and pricing that fit, rather than forcing every file into one retail box.

Which program is right for self-employed borrowers?

Often bank statement, 1099-only, P&L-only, or asset-based non-QM products. Conventional still works when tax returns show strong income. We compare both paths before you apply.

Can investors and owner-occupants use the same team?

Yes. The same licensed team places primary-residence loans, second homes, and DSCR rentals across Southern California.

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