FHA Loans

FHA is one of the most credit-flexible programs — scores from 580 typically qualify with 3.5% down, and some programs go as low as 500 with a larger down payment. Your score is only part of the picture; we'll look at the whole file and tell you where you stand.

The main trade-off is mortgage insurance. FHA charges both an upfront premium and a monthly one, and on most loans that monthly premium stays for the life of the loan — it doesn't fall off automatically like conventional PMI. For many buyers the easier qualifying is worth it, and you can often refinance into conventional later once you've built equity. We'll model both so the math is clear.

FHA is designed for primary residences, so it isn't for pure investment properties. That said, you can buy a 2–4 unit property, live in one unit, and rent the others — a popular "house hack" way to start investing with FHA's low down payment. For standalone rentals, we'll point you to conventional or DSCR options.

Most FHA purchases close in roughly the same window as conventional — typically a few weeks once you're under contract. Timelines depend on the appraisal, your documentation, and the transaction itself. We keep things moving and give you regular updates so there are no surprises.

Often, yes. FHA has defined waiting periods after events like foreclosure or bankruptcy, and specific rules for handling student loans and collections — and they tend to be more forgiving than most programs. Every situation is different, so the best step is a quick conversation where we map your exact path back to qualifying.