The right loan, honestly explained.
Click any program below to see the full details, who it fits, and where it might not. As a broker, we shop your scenario across multiple wholesale lenders to find what actually works—not just what one bank happens to sell.
Conventional Fixed & ARM
The standard for qualified borrowers. Fixed-rate terms from 10 to 30 years, plus adjustable-rate options for those who want lower initial payments. Most homebuyers end up here, and for good reason.
- 3% down (first-time buyers) · 5% standard
- Conforming & high-balance limits
- No upfront PMI at 20% down
- Primary, second, investment OK
You have stable income, decent credit (typically 620+), and either 20% down to skip PMI or are comfortable with monthly mortgage insurance until you build equity.
Your credit is below 620, or you're self-employed with returns that show low net income—FHA or a non-QM bank-statement program may serve you better.
FHA Loans
Government-backed loans well suited for first-time buyers or borrowers with limited down payment savings. More flexible credit requirements than conventional—but the mortgage insurance trade-offs deserve a real conversation, not a sales pitch.
- 3.5% minimum down payment
- FICO scores from 580
- Gift funds allowed
- Seller concessions up to 6%
You have limited down payment savings, credit between 580–680, or you're a first-time buyer who'd rather keep cash for moving and emergencies than put it all down.
Your credit is strong (700+) and you can put 5% down—conventional with PMI may cost less monthly, even with mortgage insurance.
VA Loans
For active-duty service members, veterans, and eligible surviving spouses. Zero down payment, no monthly mortgage insurance. One of the most favorable loan programs available—we'll walk you through the funding fee and eligibility details so you know exactly what you're getting.
- 0% down payment
- No monthly mortgage insurance
- Funding fee can be financed
- Assumable by qualified buyers
You're VA-eligible. Almost always the best loan available to those who qualify—lower rates, no PMI, no down payment required, and assumable by future buyers.
You're using a one-time exemption you'd rather save for a higher-value purchase later, or buying a property type VA doesn't approve (some condos, multi-units beyond 4).
USDA Rural Development
Zero-down loans for properties in eligible rural and suburban areas. Income limits apply, but many suburban communities qualify. We'll check eligibility for any specific address you're considering—you might be surprised which neighborhoods are technically "rural" by USDA's map.
- 0% down payment
- Competitive fixed rates
- Reduced mortgage insurance
- Income & property eligibility
You're buying in an eligible area, your household income falls within the program's limits, and you'd benefit from zero down with reduced mortgage insurance vs. FHA.
You earn above the income cap (it's lower than people often expect), or you're set on a property in a non-eligible area. We'll check the address before you fall in love with the house.
Rate & Term Refinance
Replace your existing mortgage with one at a better rate, different term, or both. Before you commit to anything, we'll run a complete break-even analysis so you know exactly when the math turns positive—or whether it ever does.
- Conventional & FHA streamline
- VA IRRRL available
- Full break-even analysis
- Close in as few as 21 days
Rates are at least 0.75% below your current rate, you plan to stay in the home past the break-even point, and your closing costs make sense relative to the monthly savings.
You're moving in 18 months, the rate improvement is marginal, or you've already paid down significant principal—we'll be honest about whether to wait or skip it entirely.
Cash-Out Refinance
Access your home's equity for debt consolidation, renovations, investment, or education costs. We'll model the scenario against alternatives like a HELOC so you can see which path actually fits your situation best—not just which one gets us paid faster.
- Up to 80% LTV typically
- Fixed-rate stability
- Compared vs. HELOC options
- Consult your tax advisor
You need a substantial sum (usually $50K+), want fixed payments instead of a variable-rate HELOC, and the new blended rate is reasonable compared to your current mortgage.
Your current rate is significantly lower than today's rates—touching that low rate may cost more long-term than a HELOC at a higher variable rate. We'll do the math.
Jumbo Loans
Financing above conforming loan limits for higher-value properties. Our wholesale lender network gives access to portfolio jumbo products with competitive pricing. Strong credit and reserves required—we know how to structure the application well.
- Higher loan amounts
- Competitive jumbo pricing
- Interest-only options available
- Asset-depletion qualifying
You're buying or refinancing a higher-value property (above conforming limits), have strong credit (typically 700+), and 6+ months of reserves after closing.
You're close to the conforming limit and could structure a high-balance conventional instead—often cheaper. We'll compare both.
Self-Employed / Bank Statement
For business owners and 1099 earners whose tax returns don't fully reflect cash flow. Qualify based on bank deposits instead of tax returns. We specialize in these scenarios and understand how underwriters actually evaluate them—because we've underwritten them ourselves.
- 12 or 24 months statements
- No tax returns required
- Primary & investment
- Competitive non-QM pricing
You're self-employed and your tax returns show heavy depreciation, write-offs, or recent business changes that mask your real cash flow. Bank statements tell the truer story.
Your tax returns clearly show enough income to qualify conventionally—rates and terms are usually better there. We'll run both scenarios so you see the comparison.
Multiple lenders. One advisor.
Banks sell their own products. As a brokerage, Cohen Mortgage works with a network of wholesale lenders—which means we shop your scenario across multiple options instead of fitting you into whatever happens to be on a single bank's menu.
In practice, this matters in three concrete ways:
- Better pricing: Wholesale rates are typically lower than retail bank rates because there's no branch overhead built in.
- More program options: If one lender says no, another may say yes. We know which lender's underwriters tend to be flexible on which scenarios.
- Better fit: A bank doctor program, a non-QM bank-statement loan, and a streamlined VA refinance all live at different lenders. We pick the right one for you, not the only one we sell.
Four questions that narrow it down quickly.
Most loan-program decisions become obvious once we work through these together. If you're unsure which program fits, this is the conversation we'd have first.
Purchase, refinance, or cash-out?
Each path has different programs, qualifying rules, and timing. Knowing which bucket you're in eliminates half the menu before we start.
How much for the down payment?
Some programs require 20%. Others go to 3.5%. A few require zero. This significantly narrows which programs are real options versus theoretically available.
Easy or complex income?
W-2 employees have access to most programs. Self-employed, 1099 earners, business owners, and multi-source income often need specific programs.
What's the timeline?
Buying in 60 days versus 6 months changes everything. Refinancing now versus waiting is a real conversation. We help you think through it.
Complex income? That's where we work.
Most lenders punt on borrowers with non-standard income. Self-employed with multiple businesses. Rental property owners. Trust beneficiaries. Recently changed careers. K-1 partnership earners. Bonus and commission heavy.
These aren't edge cases for us. With ten years of underwriting experience and over ten more originating, we've seen virtually every income scenario—and we know which lenders structure these files cleanly versus which ones will let your application sit for weeks before declining it.
That underwriting background is the difference. When another advisor says "let me look into it," we already know the answer.
Real scenarios. Real solutions.
The contractor with three rentals. Self-employed income looked thin on returns due to depreciation. Used a bank-statement program for the personal income, qualified the rentals via lease income—closed conventionally on the new primary.
The physician finishing residency. Strong future income, modest current pay. Doctor loan program with no PMI, low down payment, and underwriting that recognizes signed employment contracts.
The business owner with two LLCs. One profitable, one ramping up. Structured the qualification using the profitable entity's K-1 plus 24 months of personal bank statements. Approved at competitive rates.
Not sure which program fits?
Share your situation and we'll come back within one business day with the programs you qualify for and realistic pricing for each—explained clearly, not in mortgage jargon.