Educational guidance
Tell me what you are trying to do
Program matches shown are general educational information based on what you entered. They are not an offer, a pre-qualification, a commitment to lend, or a determination of eligibility for any program.
Where should we start?
Three common paths. The full program library always appears below — search never replaces pages.
Where I would start for a first purchase
A short list worth comparing when you are buying your first home—educational guidance, not a credit decision.
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Where I would start · 1
ConventionalClean documented income and enough cash for a modest down payment often land here first.
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Worth comparing · 2
FHAMore flexible credit and down-payment overlays when conventional feels tight.
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Worth comparing · 3
Down Payment AssistanceWhen cash to close is the bottleneck, assistance layered on a first mortgage can help.
Talk through a first purchase
Bring your timeline and cash-to-close picture. We will narrow the list together.
Where I would start for self-employed income
How we document income matters as much as which program we pick. Here is the comparison set I use first.
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Where I would start · 1
Bank StatementWhen tax returns understate cash flow because of write-offs, deposits tell a clearer story.
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Worth comparing · 2
ConventionalIf tax returns already support the payment, full-doc conventional is usually cleaner.
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Worth comparing · 3
JumboHigher loan amounts still need a documentation path that matches how the business runs.
Bring your statements
We will see whether full-doc or bank-statement underwriting fits better.
Where I would start with VA eligibility
If you have remaining entitlement, VA is usually the first path I put on the table.
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Where I would start · 1
VAOften little or no down payment on a primary home, without monthly mortgage insurance.
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Worth comparing · 2
ConventionalUseful when occupancy, entitlement, or property type makes VA a poor fit for this deal.
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Worth comparing · 3
FHAA backup lane if VA entitlement or property rules do not line up.
Confirm eligibility early
A Certificate of Eligibility keeps us from guessing on entitlement.
Where I would start on a refinance
Clarify the goal first—structure change versus cash—then compare the right refinance lane.
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Where I would start · 1
Rate-and-Term RefinanceWhen the goal is term, product type, or removing mortgage insurance—not a large cash draw.
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Worth comparing · 2
Cash-Out RefinanceWhen you need equity as liquidity for debt consolidation, improvements, or reserves.
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Worth comparing · 3
VAEligible veterans should check VA refinance options before locking a conventional path.
Map the refinance goal
Tell me whether you need cash, a shorter term, or a cleaner first mortgage.
Where I would start when cash to close is tight
Low down payment does not mean one product. Here is the short list I compare first.
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Where I would start · 1
FHABuilt for lower cash-to-close purchases on a primary home when conventional overlays stretch.
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Worth comparing · 2
ConventionalEligible purchases can still start with a relatively low down payment plus PMI rules.
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Worth comparing · 3
Down Payment AssistanceState and local assistance can cover part of the cash needed when you meet program rules.
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Worth comparing · 4
VAIf you are VA-eligible, zero-down on a primary home is often on the table.
Count cash to close carefully
Down payment, closing costs, and reserves all matter—we will sort them together.
Loan programs
Every program has its own permanent page. This library always renders—search never replaces it.
Conventional
A conventional mortgage is a loan that is not insured or guaranteed by a federal agency.
Learn how it worksFHA
An FHA loan is a mortgage insured by the Federal Housing Administration, built for borrowers who need flexible credit or down-payment guidelines.
Learn how it worksVA
A VA loan is a mortgage guaranteed by the U.S. Department of Veterans Affairs for eligible veterans, service members, and surviving spouses.
Learn how it worksDown Payment Assistance
Down payment assistance programs help eligible buyers cover part of the cash needed to purchase a home.
Learn how it worksJumbo
A jumbo mortgage finances a home above the conforming loan limit for the county.
Learn how it worksRenovation
Renovation mortgages finance the purchase or refinance of a home plus eligible improvements in one loan.
Learn how it worksBank Statement
Bank-statement loans document self-employed income using deposits rather than traditional tax-return overlays alone.
Learn how it worksRate-and-Term Refinance
A rate-and-term refinance replaces your current mortgage primarily to change the rate or the loan term—not to take large cash out.
Learn how it worksCash-Out Refinance
A cash-out refinance replaces your mortgage and lets you convert part of your home equity into cash at closing.
Learn how it worksTalk with Nick
Send your details and continue to the application. Leads go to our CRM so Nick can follow up.
News
Latest from Nick Sisto: Fairway's Home Budget Booster: A New Path to Ownership. Articles on Voce, and press releases from Fairway Independent Mortgage Corporation.
Read the newsClient reviews
4.95 out of 5.
95 total reviews
Reviews are unedited and reproduced with permission. Individual experience varies and is not a guarantee of loan approval or of any particular outcome.
See all reviewsCommon questions
Straight answers first. Details below each question.
How do I know which loan program to start with?
Start from your situation—first purchase, refinance, VA eligibility, or self-employed income—then compare a short list of programs that fit, not a rate sheet.
I map what you are trying to do to a few educational options and explain why each is on the list. Search on this site reorders that short list; it never replaces the full program pages.
Do I need a large down payment to buy a home?
Not always—several purchase paths allow relatively low down payments, and assistance programs may help with cash to close when you meet their rules.
Conventional, FHA, VA, and down-payment assistance each treat cash to close differently. We look at your reserves, gift funds, and timeline before recommending where to start.
Can I refinance if I am not trying to take cash out?
Yes—a rate-and-term refinance is designed to change the structure of your loan without converting large amounts of equity into cash.
Common goals include adjusting the term, changing loan type, or removing mortgage insurance when guidelines allow. Whether it is worth comparing depends on costs and how long you will keep the home.
I am self-employed. Can I still get a mortgage?
Yes—full-documentation loans work when tax returns support the payment, and bank-statement options exist when write-offs understate cash flow.
We review how your business is organized, how long it has operated, and which documentation path fits before picking a program. Self-employed does not mean you are stuck with one product.
Which states is Nick licensed in?
Nick is licensed in Arizona, Florida, Illinois, Indiana, Michigan, and Wisconsin through Fairway Independent Mortgage Corporation.
Licensing and product availability still follow state rules. If you are cross-border or relocating, we confirm the right licenses and programs for the property state early.