We will find the most competitive financing options available.

That's right, Zero down payment! You may be able to purchase a home with NO money down. You can finance the entire purchase price. The only true 0% down payment loan is a VA loan. The VA does not require qualifying veterans to have a down payment

for the purchase of their home. (there are other requirements for VA). And HUD currently offers $100 down loans on specific properties. Other options to obtain financing to achieve 100% financing are down payment assistance programs, government subsidized grants and gift money from relatives – that will allow you to finance up to 96.5% of the purchase price. Sometimes there are homebuyer classes and income limits that are required to qualify for those programs. Some programs have funds available that have to be paid back, some are grants that are forgiven after a period of time.

Only 3.5% down! You may be able to purchase a home with as little as $7000 on a $200,000 home! You can qualify for this (FHA) loan program if you have good credit history and verifiable income. Due to less expensive Mortgage Insurance rates, lower fixed interest rates, maximum financing and the possibility of assumability and streamlines in the future, FHA loans are the superior choice for most borrowers.

If you have the equivalent of 5 or 10% down payment of your own money for the purchase of your home, conventional loans are available to you. You must have excellent credit and verifiable income. You will want to review if mortgage insurance or a simultaneous second mortgage will be the best scenario for you. Rates are usually lower on these loans. You will have more variety of loan terms on a conventional loan, although the credit scoring and debt requirements are much stricter than other kinds of loans.

If you are fortunate enough to save the equivalent to a 20% down payment (or roll the equity from a previous home) you will have the entire variety of loan programs available to you. You will be able to choose the right financing for you and your family. You will still have to qualify for the loan and make sure you are within the loan guidelines; however, by putting down 20% you will keep your mortgage payments much lower, which gives you a lot more flexibility in the future.

The interest rate on a fixed rate mortgage stays the same throughout the life of the loan. The interest is generally a little higher than that of an adjustabe rate mortage (ARM) or interest only mortgage.

Each month's payment is equal to the interest on the principal and a bit of the principal. Since a bit of the principal is paid off, then the interest payment on the remaining principal will be a little less each month. Your payment is the same, so a little more of the principal is paid off each month.

The advantage of the fixed rate mortgage is that the payment is the same each month. The disadvantage is that the interest is generally a little higher than an interest only loan.

An adjustable rate mortgage (ARM) has an interest rate that’s guaranteed for an initial period of time, then adjusts based on market conditions. The terms can vary from 1 year to 5 years. Adjustable rate loans are often converted to a fixed-rate loan.

The length of the initial rate, the method and limitations of the rate adjustments and the convertibility of the loan (to a fixed-rate loan) varies with each loan. Interest only payments are also available on most ARM loans.

Borrowers have substantial flexibility due to a large variety of ARM products from which to choose, making ARM’s a popular choice for many borrowers that need to achieve short term goals and could save thousands of dollars over a fixed rate.

A balloon mortgage is a mortgage that is amortized over a longer schedule than the term of the mortgage. This reduces the payment that the homeowner pays on a monthly basis, but leaves the homeowner with a balance due at the end of the term which must either be paid in full or refinanced. Typically, a 30 year amortized loan will have a 15 year balloon.

As with the interest only loan, this mortgage has the advantage of reducing the monthly payment on the mortgage, which improves the cash flow for the homeowner. The risk is that the homeowner must be prepared to sell the property at the end of the term, refinance, or pay off the balloon in cash.