Conventional loans,
structured precisely.
W-2 income, bonuses, investment properties, second homes — conventional loans cover the full range. The difference is how your file is structured and presented to underwriting.
Borrowers with solid income and the right structuring.
Conventional doesn't mean
straightforward.
Conventional loans are processed under Fannie Mae and Freddie Mac guidelines. When a borrower has bonus income, rental income, multiple jobs, or an unusual employment history, the calculation and documentation method matters more than the loan type itself.
Alex structures each file before it goes to underwriting — documenting income the right way, selecting applicable guidelines, and anticipating likely conditions in advance. The loan type is conventional. The preparation is not one-size-fits-all.
For investment properties, rental income offset calculations are evaluated under applicable agency and lender guidelines, which can affect how an existing portfolio factors into qualifying for an additional property.
Income analysis before application
Alex reviews your full income picture — base, variable, bonus, rental, self-employment — and calculates your qualifying income before anything goes to a lender.
Program selection: conforming or high-balance
Standard conforming limits apply in most counties; high-balance programs are available for higher-cost markets. We find the ceiling that works for your purchase price.
Lender match across 25+ wholesale partners
Different lenders handle the same file differently. We know which wholesale lender's guidelines favor your income type, property type, and credit profile.
Rate and term comparison
We present options across multiple lenders in plain terms — rate, APR, points, monthly payment, and closing costs. You compare and decide.
Close on schedule
Closing timelines vary by lender and file complexity. Proper up-front documentation helps avoid last-minute conditions that can delay closing.
Built for a wider range
of borrowers than you think.
Conventional guidelines have expanded. If you've been told you don't qualify, a second opinion from a broker who knows the full program matrix may change that.
W-2 Employees
Salary, hourly, or variable pay — including bonus history, overtime, and commission income properly documented and averaged per guidelines.
Investment Property Buyers
Purchase or refinance of 1–4 unit investment properties. Rental income offset calculations handled correctly so your existing portfolio doesn't count against you.
Second Home Buyers
Vacation property or second home financing with primary residence existing. We document the occupancy correctly to avoid investment property pricing.
High-Balance Borrowers
Loan amounts above the standard conforming limit in qualifying counties. High-balance programs with conventional pricing — no jumbo overlay required.
First-Time Homebuyers
Conventional loans with as little as 3% down via HomeReady and Home Possible programs — often with better pricing than FHA once credit is strong.
Refinancing Homeowners
Rate-and-term refinance, cash-out refinance, and PMI removal refinances for existing homeowners with sufficient equity.
Program DetailsWhat to expect.
Loan Limits
- 2026 baseline one-unit conforming limit: $832,750 in most areas
- Higher limits may apply in eligible high-cost areas, up to a national one-unit ceiling of $1,249,125
- The applicable limit depends on the county, number of units, property type, occupancy, and current Fannie Mae and Freddie Mac guidelines
Down Payment
- Primary: 3–5% minimum (HomeReady/Home Possible)
- Second home: 10% minimum
- Investment property: 15–25% depending on units
Credit Requirements
- Credit requirements vary by agency eligibility findings, lender overlays, occupancy, property type, loan purpose, and the overall file
- Better pricing is generally available at higher credit scores
- PMI is commonly required when LTV exceeds 80%; removal and cancellation depend on loan type, payment history, and servicer rules
Income Types Accepted
- W-2 salary and hourly
- Bonus and overtime, subject to required history and documentation
- Commission income, subject to required history and documentation
- Rental income (with leases or tax returns)
Property Types
- Single-family residence
- 2–4 unit properties
- Condos and townhomes (warrantable)
- Manufactured housing (select programs)
Reserves
- Reserve requirements vary by occupancy, program, and lender
- Second homes and investment properties generally require more reserves than a primary residence
- DTI limits and reserve requirements are evaluated together under applicable underwriting guidelines
Loan limits and guidelines are subject to change. All loans subject to underwriting and lender approval. Not a commitment to lend.
Frequently Asked Questions
Have questions about this program?
Alex reviews every file personally. Schedule a call and get direct answers.
The right structure
makes the difference.
Book a strategy call and Alex will review your income, credit, and property profile to identify which conventional program and lender may fit, subject to underwriting and lender approval.