The right loan program isn't always the obvious one. I know the guidelines cold — so whether you're buying your first place or scaling an investment portfolio, you'll leave our first call knowing exactly where you stand.
Conventional, government & NonQM lending. Element Mortgage is a division of American Pacific Mortgage — company-licensed in 49 states.
Illustrative national averages as of . Contact David for your personalized rate and a full pre-approval.
Standard programs for primary homes, second homes and investment properties.
Fannie Mae & Freddie Mac loans with flexible 10–30 year terms. As low as 3% down for qualifying buyers, and the best rates for strong credit.
Government-backed loans accepting credit scores as low as 580 with 3.5% down. Ideal for first-time buyers or rebuilding credit.
Zero down for eligible veterans, active duty and surviving spouses. No PMI, competitive rates, no prepayment penalty. An honor to serve those who served.
100% financing for eligible rural and suburban areas. Low mortgage insurance and competitive fixed rates.
Financing above conforming limits for luxury properties, vacation homes and high-value primary residences at competitive rates.
FHA 203(k) and HomeStyle loans finance the purchase plus renovation in a single loan. Buy the fixer-upper and roll in the rehab budget.
Been told you don't qualify elsewhere? These programs are built for unique income, assets or situations — no tax returns required for most.
Qualify using 12–24 months of bank statements instead of tax returns. Built for self-employed borrowers whose taxable income doesn't reflect actual earnings.
Qualify on the property's cash flow, not your personal income. If the rent covers the payment, you generally qualify. Built for investors scaling a portfolio.
Qualify using 1–2 years of 1099s rather than full tax returns. Ideal for contractors, gig workers and commission earners whose write-offs lower taxable income.
Qualify with a simple employer letter verifying income and employment — no tax returns. Great for complex tax situations or recent job changes.
Use liquid assets — savings, investments, retirement — as qualifying income. No job required. Ideal for retirees and high-net-worth borrowers.
Finance condos that don't meet conventional guidelines — investor-heavy buildings, litigation, short-term-rental exposure — plus no-income asset-based options.
Estimate your monthly payment. Contact David for your actual rate and a full pre-approval.
Whether you're ready to close in the next few weeks or need a few months to get there, you'll leave our first conversation knowing exactly what to do next.
I lead with the guidelines. Instead of forcing your situation into two or three products, I structure the loan around how you actually earn and what the property is. That means fewer surprises in underwriting and a clear plan from day one — even if the plan is a few months of prep before you buy.
Often, yes. Many lenders carry only a handful of products and send a denial when you don't fit. I have 14+ programs including Bank Statement, DSCR, 1099, Asset Depletion and WVOE. If there's a path, we'll find it; if you need time to prepare, I'll build the roadmap.
A Debt Service Coverage Ratio loan qualifies on a property's rental income versus its payment — not your personal income. No W-2s, tax returns or pay stubs. It's built for investors with multiple properties, LLCs, or complex personal income. If the property cash flows, you likely qualify.
It uses 12–24 months of bank deposits to calculate income instead of tax returns. It's built for self-employed borrowers and business owners who write off expenses and show low taxable income. Your business may be thriving while your 1040 says otherwise — this program bridges that gap.
I'm personally licensed in . Element Mortgage, a division of American Pacific Mortgage, is licensed in 49 states — everywhere except New York — so if you're buying or refinancing outside my personal states, reach out and we'll route it correctly.
Absolutely. Bank Statement, 1099, WVOE and Asset Depletion programs are all designed for self-employed borrowers. Book a call and I'll match you to the right program and outline exactly what documents you'll need.