Every mortgage loan program we originate
Wise Capital Mortgage is a licensed Texas broker shopping conventional, government-backed and specialty financing across our lender panel. Pick a program below for full eligibility details.
How the programs stack up
Rough starting points — your actual terms depend on credit, income documentation and the property. We run your real numbers on a call.
| Program | Typical min. down | Qualifies on | Best for |
|---|---|---|---|
| Conventional | 3% | Income & credit (W-2 or tax returns) | Strong credit, stable income |
| Jumbo | 10–20% | Income, credit & reserves | Loan amounts above $832,750 |
| FHA | 3.5% | Income & credit (580+) | First-time buyers, softer credit |
| VA | 0% | Service eligibility, income & credit | Veterans, active duty, eligible spouses |
| USDA | 0% | Income limits & property location | Eligible rural/suburban Texas buyers |
| Bank Statement | 10–20% | Bank deposits, not tax returns | Self-employed borrowers |
| DSCR | 20–25% | Rental income on the property itself | Investors, no personal income docs |
| Fix & Flip / Hard Money | Deal-dependent (LTV/ARV) | The property & the exit plan | Renovation & short-term investment deals |
| Private Equity | Deal-dependent | The project & the capital stack | Closing the gap behind senior debt |
| Refinance / Cash-Out | N/A — existing equity | Current equity, income & credit | Lowering rate, term or cashing out equity |
| Grants & Down Payment Assistance | Covers 3–5% of loan amount | Paired with an FHA, VA, USDA or conventional loan | Buyers short on down payment cash |
Match the program to your actual situation
Frequently asked questions
FHA requires 3.5% down and allows softer credit, with mortgage insurance for most of the loan term. VA requires 0% down and no monthly mortgage insurance, but only for eligible veterans and service members. Conventional requires at least 3% down and carries no government backing, with PMI dropping off once you reach roughly 20% equity.
Grants are typically paired with FHA, VA, USDA or conventional financing, not with non-QM products like bank statement or DSCR loans. See the grants page for which programs fit your loan type.
A bank statement loan is for a primary residence or second home, qualifying a self-employed borrower on deposits instead of tax returns. A DSCR loan is for an investment property, qualifying on the property's own rental income rather than the borrower's personal income at all.
No. Hard money and fix & flip loans are short-term, asset-based financing for renovation or a quick purchase, usually with a defined exit (sell or refinance). DSCR loans are longer-term financing for a stabilized rental, underwritten on ongoing cash flow rather than a short exit plan.
No. FHA allows credit scores as low as 580, VA sets no minimum at all (lenders set their own floor), and non-QM programs like bank statement and DSCR loans weigh deposits or rental income more heavily than a credit score alone. See the credit score guide for minimums by program.
Above $832,750 in most of Texas, a conventional loan becomes a jumbo loan instead, which typically asks for a larger down payment and more cash reserves.
Take the Find My Loan quiz for a quick direction, or book a free call with a licensed loan officer who will ask about your situation and narrow it down directly.
Book a free call and we will match you
There are a lot of programs. In 30 minutes we will narrow them down to the one or two that fit your goals and your numbers.
- 30 minutes, by video (Google Meet) or phone
- Free, with no obligation to apply
- A clear next step, whether that is applying now or fixing one thing first
- You talk to a licensed loan officer, not a call center
Pick a time that works for you
Choose a slot on the calendar and you will get a confirmation by email. No obligation, no pressure.
Prefer to talk now? Call 512-588-2771 · open the calendar in a new tab.