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.
Most lenders process conventional loans the same way — drop the file in the system, hope it clears automated underwriting, and call you when it doesn't. When you have bonus income, rental income, multiple jobs, or an unusual employment history, that approach fails.
Alex structures each file before it goes to underwriting. That means documenting income the right way, choosing the right guidelines, and anticipating the conditions before they become problems. The loan type is conventional. The execution isn't.
For investment properties, we access lenders who specialize in the rental income offset calculations that retail banks often get wrong — letting you qualify for your next property without your existing portfolio working against you.
Alex reviews your full income picture — base, variable, bonus, rental, self-employment — and calculates your qualifying income before anything goes to a lender.
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.
Different lenders handle the same file differently. We know which wholesale lender's guidelines favor your income type, property type, and credit profile.
We present options across multiple lenders in plain terms — rate, APR, points, monthly payment, and closing costs. You compare and decide.
Conventional loans typically close in 21–30 days. Proper up-front documentation prevents the last-minute conditions that blow timelines.
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.
Salary, hourly, or variable pay — including bonus history, overtime, and commission income properly documented and averaged per guidelines.
Purchase or refinance of 1–4 unit investment properties. Rental income offset calculations handled correctly so your existing portfolio doesn't count against you.
Vacation property or second home financing with primary residence existing. We document the occupancy correctly to avoid investment property pricing.
Loan amounts above the standard conforming limit in qualifying counties. High-balance programs with conventional pricing — no jumbo overlay required.
Conventional loans with as little as 3% down via HomeReady and Home Possible programs — often with better pricing than FHA once credit is strong.
Rate-and-term refinance, cash-out refinance, and PMI removal refinances for existing homeowners with sufficient equity.
Loan limits and guidelines are subject to change. All loans subject to underwriting and lender approval. Not a commitment to lend.
Alex reviews every file personally. Schedule a call and get direct answers.
Book a strategy call and Alex will review your income, credit, and property profile — then tell you exactly which conventional program and which lender fits.