Four Loan Programs That Help Buyers Move Now

In today’s market, it’s easy to think progress depends only on rates. But that’s not the whole story. For many buyers and homeowners, the right loan program is just as important as the interest rate itself.

Here are four options that are helping clients move forward right now:

1. Lender-Paid Buydowns.These programs temporarily lower your payment for the first year or two without needing seller concessions. It’s a smart way to ease into ownership while keeping cash flow comfortable.

2. DSCR Investor Loans.For investors, qualifying with personal tax returns can be a hurdle. DSCR (Debt Service Coverage Ratio) loans flip the script by qualifying based on the property’s rental income. That flexibility can mean faster closings and more portfolio growth.

3. Self-Employed Bank Statement Loans.Entrepreneurs often have strong income but show less on tax returns after deductions. Bank statement programs use 12–24 months of deposits to calculate qualifying income — making homeownership accessible without sacrificing smart tax planning.

4. Down Payment Assistance (DPA).Yes, it’s still available — and more powerful than many realize. For buyers with good income but limited savings, DPA can bridge the gap. And with the right structure, these loans can still close in 15 days or less.

The bottom line: progress doesn’t always come from waiting for rates to move. It comes from using the tools already available. These programs prove that even in a tight market, buyers have options.