Loan Programs
The right loan for every situation
No two borrowers are the same — and your mortgage shouldn't be either. I specialize in a wide range of programs to match your goals, timeline, and financial picture.
First-Time Buyer Friendly
FHA Loans
FHA loans are backed by the Federal Housing Administration and designed to make homeownership more accessible — especially for first-time buyers or those with less-than-perfect credit. They offer lower barriers to entry than conventional loans, making them one of the most popular programs in Colorado.
Ask about FHA LoansKey Features
- Down payments as low as 3.5% with a 580+ credit score
- 10% down option available for scores as low as 500
- More flexible debt-to-income ratio requirements
- Gift funds allowed for down payment and closing costs
- Available for primary residences only
- Can be combined with Down Payment Assistance programs
- Mortgage Insurance Premium (MIP) required — can be financed into loan
Ideal For
First-time buyers, buyers with limited savings, or those rebuilding credit.
For Those Who Served
VA Loans
VA loans are one of the most powerful mortgage benefits available — earned through military service. Backed by the U.S. Department of Veterans Affairs, they offer terms that simply can't be matched by conventional financing. If you've served, you've earned this benefit. Let's use it.
Ask about VA LoansVA Entitlement Explained
Basic Entitlement
$36,000 — covers loans up to $144,000. Most veterans have more than this available.
Bonus (Tier 2) Entitlement
Covers loans above $144,000. In most Colorado counties, this allows full financing up to the conforming loan limit with zero down.
Full Entitlement
If you've never used your VA benefit, or have fully restored it, there is no loan limit — you can finance any amount with zero down (subject to lender approval).
Remaining Entitlement
If you currently have an active VA loan, you may still have remaining entitlement to purchase a second property — ask Falisha to run the numbers.
Key Features
- Zero down payment required — 100% financing available
- No private mortgage insurance (PMI) — ever
- Competitive interest rates, often lower than conventional
- Flexible credit requirements — no official minimum
- No prepayment penalties
- VA Funding Fee may be waived for veterans with service-connected disability
- Entitlement can be restored and reused after paying off a prior VA loan
- Surviving spouses of veterans may also be eligible
- Can be used to purchase, build, or refinance a home
- Available for primary residences — single family, condos, and multi-unit (up to 4 units if owner-occupied)
Ideal For
Veterans, active-duty military, National Guard members (with qualifying service), and eligible surviving spouses.
Flexible & Widely Used
Conventional Loans
Conventional loans aren't backed by a government agency, which means more flexibility in property types, loan structures, and terms. They're the most widely used mortgage product in the country — and for good reason. With solid credit and stable income, you can often secure excellent rates and avoid long-term mortgage insurance.
Ask about Conventional LoansKey Features
- Down payments from 3% (first-time buyers) to 20%+
- PMI automatically cancels at 80% loan-to-value
- Available for primary, secondary, and investment properties
- Wide range of loan terms: 10, 15, 20, and 30 years
- Conforming loans up to $806,500 in most Colorado counties (2025)
- Non-conforming (Jumbo) options for higher loan amounts
- No upfront mortgage insurance premium
- Better rates available with higher credit scores and larger down payments
Ideal For
Buyers with good-to-excellent credit, stable income, and flexibility in down payment.
For Higher-Value Properties
Jumbo Loans
When the purchase price exceeds conventional conforming loan limits, a jumbo loan steps in. These are common in Colorado's competitive real estate markets — from Denver and Boulder to mountain resort communities. Jumbo loans require a stronger financial profile but offer competitive rates for qualified borrowers.
Ask about Jumbo LoansKey Features
- Loan amounts above $806,500 (2025 conforming limit)
- Competitive rates for well-qualified borrowers
- Available for primary residences and second homes
- Flexible down payment options (typically 10–20%)
- Requires strong credit (typically 700+)
- Reserves and asset documentation required
- Fixed and adjustable rate options available
- Ideal for luxury properties and high-cost Colorado markets
Ideal For
Buyers purchasing higher-priced homes in competitive Colorado markets like Denver, Boulder, Vail, Aspen, and surrounding areas.
Bridge the Gap
Down Payment Assistance
A down payment shouldn't be the only thing standing between you and your home. Colorado offers several state and local DPA programs that provide grants or low-interest second loans to help cover upfront costs — and many buyers are surprised to find they qualify.
Ask about Down Payment AssistanceKey Features
- Grants available — money you don't have to pay back
- Forgivable second loans with no monthly payment
- Can be combined with FHA, VA, or Conventional loans
- CHFA (Colorado Housing Finance Authority) programs available statewide
- Income and purchase price limits may apply by county
- First-time buyer requirement waived in some programs
- Can cover down payment AND closing costs in some cases
- Falisha will identify which programs you qualify for
Ideal For
First-time buyers or moderate-income buyers who qualify income-wise but need help with upfront costs.
Optimize What You Have
Refinance Solutions
Already own a home? Refinancing can be one of the most powerful financial moves you make. Whether you want to lower your monthly payment, shorten your loan term, eliminate mortgage insurance, or access equity for home improvements or debt consolidation — there's likely a refinance strategy that works for your situation.
Ask about Refinance SolutionsTry the Mortgage CalculatorKey Features
- Rate-and-term refinance to lower your interest rate or monthly payment
- Cash-out refinance to access your home's equity
- FHA Streamline Refinance — minimal documentation required
- VA IRRRL (Interest Rate Reduction Refinance Loan) — fast and simple for veterans
- Remove PMI when you've reached 20% equity
- Shorten your loan term to build equity faster
- Debt consolidation — roll high-interest debt into your mortgage
- No-cost refinance options available (rate trade-off)
Ideal For
Homeowners looking to reduce costs, access equity, eliminate PMI, or restructure their mortgage for long-term savings.
Built for Real Estate Investors
DSCR / Investor Loans
Debt Service Coverage Ratio (DSCR) loans are designed for real estate investors who want to grow a portfolio without the friction of traditional income documentation. Qualification is based on the rental income the property generates — not your W-2s or tax returns. This makes them ideal for self-employed investors and those scaling a rental portfolio.
Ask about DSCR / Investor LoansKey Features
- Qualify based on property cash flow — not personal income
- No W-2s, tax returns, or employment verification required
- Short-term rental (Airbnb/VRBO) income eligible
- Available for single-family, condos, and 2–4 unit properties
- Scalable — no limit on number of financed properties
- DSCR ratio of 1.0+ typically required (rent covers mortgage)
- Interest-only options available for cash flow optimization
- LLC vesting allowed in many programs
Ideal For
Real estate investors, self-employed buyers, and those building a long-term rental portfolio.
Not Sure Where to Start?
Let's figure it out together.
Every borrower's situation is unique. Whether you're a first-time buyer, a seasoned investor, or somewhere in between — I'll help you identify the program that fits your goals and get you moving in the right direction.