Our Loan Programs Explained: What’s Available Beyond Standard Financing
Most borrowers assume their options are conventional, FHA or VA. American Pacific Mortgage (APM) is a direct lender with a much wider lineup, which matters when your situation doesn’t fit a standard box. Here’s how the programs break down.
What programs are available?
Conventional and government loans. Conventional, FHA, VA and USDA remain the foundation, and the right fit for many transactions.
Jumbo and high-balance loans. For loan amounts above conforming limits. [LINK: jumbo post]
Non-QM loans. Bank statement, P&L, 1099 and asset-based programs for borrowers whose income doesn’t show cleanly on tax returns. [LINKS: self-employed and Non-QM programs]
DSCR investment loans. For rental properties, qualified on the property’s income. [ DSCR program]
Construction and renovation. Including FHA 203(k), HomeStyle and construction-to-permanent loans. [renovation and construction]
Reverse mortgages. For eligible homeowners 62 and older. [LINK: reverse mortgage post]
Specialty programs. TIC financing, non-warrantable condos, ITIN loans, foreign national loans, bridge loans, HELOCs and fixed second mortgages, and programs for specific professions. [TIC and condo pages]
How many outlets do we have?
Through APM, I work with roughly 25 in-house lending programs and outlets, plus 35 or more wholesale and broker options. The point isn’t the number. It’s that when one program says no, there’s often another that says yes.
What special programs does APM offer?
APM offers several programs beyond the standard menu. Examples include:
Seller PreLock, which lets a seller offer a buyer a discounted starting rate. click here to learn more
STaR, for teachers and first responders. Click Here to Learn More
Programs for medical professionals. Click Here to Learn More
Keys on Time, a limited closing guarantee with terms. Click Here to Learn More
Low down payment options that have included a small down payment with grant program.
Why does it matter to you?
Because the wrong lender turns a solvable problem into a no. A self-employed buyer, an investor scaling a portfolio, a TIC purchaser and someone financing a fixer-upper all need different tools. Having them under one roof means I can compare options instead of forcing you into one product.
What should you do?
Tell me what you’re trying to do, not which loan you think you need. I’ll match the program to the situation.
Not sure which program fits? That’s the right question to ask. Explore our loan programs
Not all programs are available in all states. Program terms and availability are subject to change. Not a commitment to lend.
Mike Belfor, Branch Manager and Mortgage Loan Originator, American Pacific Mortgage, NMLS 264700 (Company NMLS 1850). Equal Housing Opportunity. Updated September 18, 2026.
From conventional and jumbo to DSCR, Non-QM, construction, renovation and reverse mortgages, a guide to the loan programs available through APM.
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