McKinney · Greenville · Dallas, TX
Loan Programs
Loan Programs
As an independent mortgage broker, Diane compares programs across a wide network of lenders to find the right financing for your situation. Whether you're buying your first home, refinancing, investing, or building from the ground up — explore the options below and let's find the one that fits.
Home Purchase Loans
Buying a home is exciting, and the financing should not be the scary part. Diane helps you compare the major purchase-loan programs, understand the real trade-offs, and get pre-approved so you can shop with confidence and make strong offers.
A pre-approval tells you what you can afford, strengthens your offer in a competitive market, and turns "someday" into a real plan. Diane can review your budget, income, and savings before you ever tour a home so there are no surprises later. Whether you are a first-time buyer or a repeat buyer, the right program depends on your credit, income, down payment, and goals. Diane walks you through every option in plain English so you make a confident decision.
Refinancing Solutions
Refinancing can lower your payment, cut your rate, pay your home off faster, or turn equity into cash for the things that matter. Diane helps you run the numbers honestly so you only refinance when it actually benefits you.
Reasons people refinance:
Lower your interest rate and reduce total interest paid
Reduce your monthly payment to free up cash flow
Shorten your loan term to build equity faster
Cash-out refinance for renovations, debt consolidation, or investing
Switch loan types or remove mortgage insurance where eligible
Investment Property Financing
Whether you are buying your first rental or scaling a portfolio, the right financing structure makes all the difference. Diane works with a wide lender network to find flexible options, including programs designed around the property's income rather than your personal income.
Who this is for:
First-time investors buying a single rental
Experienced investors expanding a multi-property portfolio
Buyers of single-family rentals, condos, and small multi-unit properties
Self-employed borrowers and business owners with complex income
Options include: conventional investment loans, DSCR loans that qualify on projected rental income, bank statement programs, and portfolio lending for investors with multiple properties. Loan amounts up to $3M available through Non-QM programs.
FHA Loans
Great for first-time homebuyers and borrowers who need more flexible credit guidelines. FHA loans lower the barrier to homeownership with smaller down payments and accessible qualification.
Down payments as low as 3.5%
More flexible credit requirements than conventional loans
Mortgage Insurance Premium required (upfront and monthly)
Designed for primary residence
Whether you are buying your first home or getting back into homeownership after a financial setback, FHA is one of the most accessible paths available. Diane will help you understand the full cost including mortgage insurance so you know exactly what to expect.
VA Loans
Available to military veterans, active service members, surviving spouses, and some reservists. VA loans are one of the strongest mortgage benefits available to those who have served.
0% down payment with full entitlement
No monthly mortgage insurance
Loans up to $2M
A VA loan is a guaranteed mortgage loan supported by the U.S. Department of Veterans Affairs that allows veterans to obtain a home mortgage without a down payment. The VA determines the eligibility and insures the loan while a private lender disburses it. Eligible veterans are those who served on active duty and have a discharge other than dishonorable, after a minimum of 90 days of service during wartime or a minimum of 181 continuous days during peacetime.
USDA Loans
Great for buying or refinancing in rural and suburban areas. USDA loans make homeownership accessible in qualifying locations across North Texas and beyond.
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No down payment required
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Fixed rate, 30-year term
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Upfront guarantee fee and annual fee apply
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Designed for primary residence
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Property address must be in a USDA-eligible area
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Household income must be within the applicable USDA household income limits (not just the borrower)
If you are looking at properties outside the major metro centers, a USDA loan could be the most affordable path to ownership. Diane can check whether your target area and income qualify.
Conventional Loans
A flexible option for buyers with solid credit and steady income. Conventional loans offer a wide range of terms and structures to fit different situations.
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Fixed rate loans with 10- to 30-year terms
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Down payments as low as 3%
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Conforming and high-balance loan limits available
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Non-traditional credit options available
Conventional loans are the most common type of mortgage and work well for both first-time and repeat buyers. Private mortgage insurance is typically required with less than 20% down, but it is removable once you build enough equity, which can lower your long-term costs.
Non-QM Loans
Designed for borrowers whose income does not fit standard guidelines: self-employed individuals, business owners, freelancers, real estate investors, high-asset borrowers, and earners with complex income structures.
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Fixed rate loans with 30- and 40-year terms, plus interest-only options
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Full doc and alternative doc programs available:
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12 and 24 month bank statement loans
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1099-only loans
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Asset utilization
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Profit and loss
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One year self-employed
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Written verification of employment
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DSCR investor loans with no-ratio and low-ratio options available
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Loan amounts up to $3M
If a bank has told you no because your income does not fit a traditional W-2 box, Non-QM programs offer real alternatives. Diane specializes in matching complex files to the right lender.
One Time Close (OTC) Construction Loans
For buyers who want to purchase land and build a home with a single loan instead of juggling separate financing for land, construction, and the permanent mortgage.
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Funds are disbursed to the builder in draws during construction
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The home is constructed while you hold one loan
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Borrower may make interest-only payments during construction, depending on the program
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Once construction is complete, the loan automatically converts to the permanent mortgage
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Builder must be licensed and approved by the lender
One loan, one closing, one set of fees. Diane can walk you through how OTC works and connect you with lenders who offer this program.
Down Payment Assistance
Down payment assistance programs can help eligible buyers reduce the upfront cash needed to purchase a home. These programs vary by location and change frequently, so having a broker who tracks what is currently available is a real advantage.
Diane can help you explore available assistance options in your area and determine whether you qualify, potentially lowering the barrier to homeownership significantly. If you are a first-time buyer or earn within certain income limits, this is worth a conversation.
Personalized Loan Guidance
Getting a mortgage involves a lot of moving parts, and it should not feel like you are figuring it out alone. Diane offers step-by-step support throughout the entire process to ensure a smooth, stress-free experience from your very first question through closing day and beyond.
You are not passed between departments and you are not left waiting for callbacks. Diane is your single point of contact for the entire loan. Before you apply, she helps you understand your options. During your application, she makes sure documents are gathered correctly. Through underwriting, she communicates directly when anything is needed. At closing, she walks through your final terms. And after you close, she is still available for questions.
The mortgage industry has plenty of transactional lenders who treat your loan like a file number. What sets Diane apart is treating each client as a real relationship with patient answers, honest advice, and genuine care about whether the loan works for your life.