Loan Types

We offer a variety of loan types for both purchases and refinances.
Whether it’s your first home, vacation condo, investment property, or any other kind of mortgage, we can tailor a program to fit your needs.

Note: we do NOT do land loans, construction loans, or bridge loans at this time.
Here are a few of the most common loan types and a summary of the differences:

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Conventional Loans

A conventional mortgage loan, also called a conforming loan, is a traditional loan that follows the guidelines set by government-sponsored enterprises (GSEs) Fannie Mae and Freddie Mac. Some notable highlights:
  • Minimum 620 FICO required
  • 97% Loan to Value – First-time buyer
  • 95% Loan to Value – All other borrowers
  • Primary, vacation, or investment properties
  • No mortgage insurance at 80% or better loan to value (LTV)
  • Cash-out refinance option up to 80% LTV
  • Maximum loan limit $647,200 in most regions

FHA Loans

FHA loans are insured by the Federal Housing Administration and offer low-interest rates and low down payment options for many borrowers. Here are some key items:
  • Minimum 600 FICO required
  • 96.5% Loan to Value – First-time buyer
  • Primary residence only
  • Higher debt to income ratios allowed
  • Mortgage insurance will be required
  • Terms of up to 30 years
  • Maximum loan limit $647,200 in most regions

VA Loans

VA loans are designed to help our vets get into homes with better rates and flexibility than even conventional and FHA programs. Features include:
  • Minimum 620 FICO required
  • No minimum down payment
  • Maximum loan limit $647,200 in most regions
  • No monthly mortgage insurance
  • IRRRL refinance program is of no risk to the veteran as no appraisal or out of pocket costs are required; VA requires any fee recoupment in savings within 30 months or less
  • Lowest interest rates available

USDA Loans

A USDA loan provides money to individuals purchasing homes in rural areas. Typically, these people have low to moderate income to their names. Multiple criteria must be met to qualify, including the home’s location, family size, and household income. If you’ve found a home in a rural area and need help obtaining USDA loans, please don’t hesitate to get in touch with us. Some key info about USDA loans:
  • Minimum 620 FICO required
  • Rural properties only
  • USDA determines eligibility
  • 100% financing
  • Low monthly mortgage insurance
  • Guarantee Fee may be rolled into the loan
  • Maximum loan limit $647,200 in most regions

Jumbo & Other Non-Conforming Loans

Sometimes borrower needs just don’t fit into the guidelines of the conventional and FHA loans. In these cases, we do have some other flexible options. Qualifications vary widely, but here are a few of those different loan programs:
  • Jumbo loans for amounts over the county limits set by FHFA ($647,200 in most areas)
  • Non-prime loans for LLC’s or ITIN
  • DSCR loans for investment properties

Freedom Loans

Our Freedom Loan is a full value first-lein HELOC that breaks traditional rules and allows you a different way to borrow for your home AND use its equity at the same time. If you don’t use the equity, you could pay your house off way faster. On average, our customers pay off their homes in only 7.6 years!!

Often the first question a borrower asks us is, “what’s the interest rate?”. However, the more important question is, “what’s the total interest I will pay on the loan?”

The Freedom Loan is unique in that it’s tied to a checking account that utilizes your idle cash to decrease your principal balance, reducing the amount of interest paid. Additionally, the principal is paid first before interest is calculated.

For more details, click here to visit our home office site. If you’d like to run a simulator to see how it compares to a traditional fixed-rate mortgage, visit aioloan.net.

NOTE: in Texas, you may ONLY use a first-lein HELOC such as the Freedom Loan on a second or investment property. State law does not allow a full value first-lein HELOC on your primary property.