Tailored Home & Investor Financing Programs
As an independent California mortgage broker, Joanna shops multiple wholesale lenders to find you the most competitive rates and custom loan structures — whether you are stepping into your very first home or building a statewide real estate portfolio.
Conventional Mortgages
Competitive rates with flexible down payment options for prime credit borrowers.
Key Highlights:
- As low as 3% down for first-time home buyers
- Conforming & California High-Balance loan limits
- No mortgage insurance needed with 20% down
- Fixed & adjustable rate terms (15, 20, 30-year)
FHA Loans
Government-backed financing designed to make homeownership accessible.
Key Highlights:
- Only 3.5% down payment required
- Credit scores starting down to 580 (and flexible options lower)
- Higher debt-to-income (DTI) tolerances permitted
- Allows gift funds for 100% of the down payment
Down Payment Assistance (DPA)
State and regional grant/assistance programs to bridge the upfront cash gap.
Key Highlights:
- Assistance grants or silent second mortgages
- Eligible across California counties and cities
- Can cover up to 3% to 5% of purchase price or closing fees
- Combined with FHA or Conventional first mortgages
USDA Rural Housing Loans
Zero down payment financing in designated suburban and rural California areas.
Key Highlights:
- 100% financing — 0% down payment required
- Below-market mortgage insurance costs
- Eligible in many California outer-suburbs & agricultural communities
- Competitive fixed 30-year interest rates
Non-QM & Bank Statement Loans
Alternative documentation lending for entrepreneurs, gig leaders, and 1099 contractors.
Key Highlights:
- Qualify with 12 to 24 months of personal or business bank statements
- No tax returns or W2s required for qualification
- Asset utilization & profit-and-loss (P&L) options available
- Loan amounts up to $3M+ across California luxury properties
DSCR Programs for Real Estate Investors
Debt Service Coverage Ratio loans qualified exclusively on property rental cash flow.
Key Highlights:
- No personal employment or personal income verification
- Property rent covers mortgage payment (1.0x DSCR or lower)
- Close under LLC, entity, or personal borrower name
- Ideal for long-term rentals & short-term Airbnb/VRBO portfolios
HELOCs & Second Mortgages
Access home equity for renovations or debts without refinancing your 3% first mortgage.
Key Highlights:
- Home Equity Line of Credit (revolving access as needed)
- Fixed-rate standalone 2nd mortgages
- Borrow up to 85% to 90% combined loan-to-value (CLTV)
- Preserves ultra-low first mortgage interest rates intact
Cash-Out Refinancing
Restructure your mortgage and pull substantial equity out in one streamlined transaction.
Key Highlights:
- Access tax-free equity cash at closing
- Consolidate high-interest credit card debt into one low monthly payment
- Eliminate restrictive private mortgage insurance (PMI)
- Conventional, FHA, and Non-QM cash-out options
Interactive California Payment Calculator
Estimate your monthly principal, interest, taxes, and insurance (PITI).
*Estimates include CA base property tax (~1.15%) and homeowners insurance. Official figures depend on actual property tax parcel and final underwriting.
Loan Amount: $675,000 (90% LTV)
California Regulatory & Program Disclosures:
All loans are subject to credit qualification, satisfactory appraisal, and underwriting approval. Mortgage interest rates, points, and program guidelines can change without notice. Down payment assistance programs have county income limits and homebuyer education requirements.Mortgage Loans With Joanna DBA Mortgage Loans With Joanna (NMLS #2198421, DRE #02148903) is an Equal Housing Opportunity broker.