Why the Right Loan Program Matters as Much as the Rate

Most people start the mortgage conversation with one question: “What’s the rate?”

And while the interest rate is important, it’s not the whole story.

The right loan program can make just as big of an impact — sometimes even more.

Here’s what we’re seeing right now:

Lender-Paid Buydowns. These let buyers ease into payments for the first year or two without relying on seller credits. It’s a smart way to reduce payment shock and make ownership more comfortable in the short term.

DSCR Loans for Investors. For clients building a portfolio, qualifying based on rental income instead of personal tax returns is often the difference between buying one property and buying three.

Self-Employed Options. Business owners often “write down” taxable income, which can make it tough to qualify traditionally. Bank statement loans — using 12–24 months of deposits — solve that problem.

Down Payment Assistance (DPA). Still available, and still powerful for first-time buyers who need a boost to get in the door. And yes, these can close in 15 days when structured properly.

The bottom line: the right structure matters.

Programs like these can help buyers and homeowners move forward today — instead of waiting on the perfect rate tomorrow.