Find Your Perfect Home Loan
10 programs. One expert team. We'll match you with the right financing — whether you're buying your first home, trading up, or competing with cash investors.
Compare Loan Programs
Choose the best option for your situation
FHA 203(k) Rehab Loan
The ultimate financing solution for buying and renovating a home with just one loan
🎉 Perfect for First-Time Homebuyers!
First-time homebuyers can use the FHA 203(k) loan to purchase and renovate 1-4 unit properties with only 3.5% down. Live in one unit and rent the others to help cover your mortgage!
The FHA 203(k) loan is a government-backed mortgage that allows you to finance both the purchase price of a home AND the cost of renovations into a single loan. Instead of getting a mortgage and then a separate home improvement loan, you combine everything into one convenient package with one monthly payment.
One Loan
Combine purchase + renovation costs into single loan with one monthly payment
Low Down Payment
Only 3.5% down on total project cost (purchase + repairs)
1-4 Unit Properties
Buy single-family homes or multi-unit properties - live in one, rent the others
💡 Smart Strategy: Purchase a 2-4 unit property with FHA 203(k), live in one unit as your primary residence, and rent out the remaining units. The rental income can help cover your mortgage payment while you build equity!
- Structural repairs allowed
- Room additions permitted
- Major systems replacement
- Luxury improvements eligible
- Requires HUD consultant
- Maximum loan: FHA county limits
Requires: HUD consultant to oversee the project ($400-$1,000 fee)
- Cosmetic updates
- Appliance replacement
- Flooring & painting
- Minor kitchen/bath remodel
- HVAC replacement
- No HUD consultant needed
Streamlined: No HUD consultant needed, faster process
Pre-Approval
Get pre-approved with FHA 203(k) lender
Find Property
Identify fixer-upper that needs work
Contractor Bids
Obtain detailed renovation estimates
Appraisal
Property appraised on "after-improved" value
Loan Closing
Close on combined purchase + renovation loan
Renovation
Contractor completes work; funds released in draws
Final Inspection
HUD consultant verifies completion
- Property must be primary residence
- Minimum 580 credit score (500 with 10% down)
- Max debt-to-income ratio of 43-50%
- Work must be completed within 6 months
- Property must meet FHA standards after renovation
- Mortgage insurance required
San Jose Fixer-Upper Scenario
The Numbers
The Work Done
- Complete kitchen remodel - $25,000
- Two bathroom renovations - $20,000
- New flooring throughout - $12,000
- HVAC system replacement - $10,000
- Fresh paint inside/out - $8,000
- Landscaping & curb appeal - $5,000
Result: Move into a fully renovated home with built-in equity, all while only putting 3.5% down!
NAF All Cash Program
Compete with investors and win in the Bay Area's toughest markets — with the power of an all-cash offer, even if you're getting a mortgage.
The NAF All Cash Program (from New American Funding) is a "buy with cash first, finance later" solution. NAF purchases the home in full cash on your behalf — then you buy it back using your mortgage at the same agreed price.
Sellers see a cash deal. You compete with investors. You still get a mortgage with competitive rates. Everyone wins.
Real Buyer Scenario
Maria was a first-time buyer in San Jose. She'd lost 4 offers in a row to cash investors. Team David connected her with the NAF All Cash Program. Her next offer — backed by real cash — was accepted in 48 hours, $15,000 below asking price. The seller chose certainty over a higher financed offer. Maria moved in 3 weeks later.
Win More Offers
Cash offers win in competitive markets. Sellers choose certainty over risk every time.
Close in 7–14 Days
Skip weeks of underwriting delays. Cash deals close fast — no appraisal holdups.
No Financing Contingency
Your offer is as clean as it gets. No risk of falling out of escrow due to loan issues.
- 01
Get Pre-Approved
Work with Team David and a NAF loan officer to qualify for the cash program.
- 02
Make Your Offer
Shop for homes and make competitive offers — no financing contingency.
- 03
NAF Buys in Cash
New American Funding purchases the home on your behalf, in full, all cash.
- 04
Close Quickly
Cash deals close in as few as 7–14 days. No waiting for loan approvals.
- 05
Refinance Into Mortgage
After closing, you buy the home back from NAF using your mortgage at the same price.
- First-time buyers losing to cash investors
- Move-up buyers who need to act fast
- Relocation clients buying from out of state
- Buyers in San Jose, Sunnyvale, Fremont & beyond
- Anyone competing in multiple-offer situations
- Investors needing speed without all-cash reserves
Costs & Considerations
- • Small program fee (varies by purchase price)
- • Short-term holding costs built into the program
- • Not for every buyer — Team David will assess your fit
- • Buyers often recover the fee by winning a lower price
| Feature | Traditional Financing | NAF All Cash ⭐ | Bridge Loan |
|---|---|---|---|
| Offer Type | Financed (contingency) | All Cash | Partial Cash |
| Closing Speed | 30–45 days | 7–14 days | 14–30 days |
| Financing Contingency | Yes | No | Sometimes |
| Seller Appeal | Moderate | Very High | High |
| Needs Large Cash Reserve | No | No | Sometimes |
Strategy Call
Schedule a free call with Darryl David to see if NAF All Cash is right for you.
Get Pre-Approved
Fast pre-approval through New American Funding — often same business day.
Make Cash Offers
Shop with confidence and submit all-cash offers in any Bay Area market.
Close & Move In
Close in days. Then refinance into your mortgage at the same agreed price.
Adjustable-Rate Mortgage (ARM)
A smarter way to buy when you know your timeline — unlock a lower starting rate and save thousands in the early years of your loan.
An Adjustable-Rate Mortgage (ARM) starts with a fixed interest rate for an initial period (typically 5, 7, or 10 years), then adjusts periodically based on a market index. ARMs often offer significantly lower rates than 30-year fixed loans during that initial period.
If you plan to sell, refinance, or pay off your mortgage before the adjustment period kicks in, an ARM can save you tens of thousands of dollars compared to a fixed-rate loan.
Bay Area Buyer Scenario
A tech professional buying in Sunnyvale knows she will likely relocate or trade up in 7 years. She chose a 7/1 ARM at 5.75% instead of a 30-year fixed at 7.00%. On a $1.2M loan, that's approximately $1,500/month in savings — over $126,000 over 7 years — before she ever hits an adjustment.
Lower Starting Rate
ARM rates are typically 0.5%–1.5% lower than 30-year fixed rates, meaning lower monthly payments from day one.
Rate Caps Protect You
Built-in caps limit how much your rate can increase per adjustment period and over the life of the loan.
Qualify for More
Lower initial payment may help you qualify for a higher loan amount than a fixed-rate mortgage.
- Then: Adjusts annually after year 5
- Best for: Buyers planning to sell or refinance within 5 years
- Savings: Lowest initial rate
- Then: Adjusts annually after year 7
- Best for: Buyers with a 5–8 year horizon
- Savings: Moderate initial savings
- Then: Adjusts annually after year 10
- Best for: Buyers wanting longer stability with rate savings
- Savings: Close to fixed rate
Index + Margin = Your Rate
Your adjusted rate = a market index (e.g. SOFR) + your lender's margin. The index fluctuates; the margin stays fixed.
Adjustment Caps (e.g. 2/2/5)
- • Initial cap: Max increase at first adjustment (e.g. 2%)
- • Periodic cap: Max increase each subsequent year (e.g. 2%)
- • Lifetime cap: Max total increase over loan life (e.g. 5%)
Example
Start at 5.75% → worst case after caps: 10.75%. However, most buyers refinance or sell well before ever hitting the cap.
ARM Makes Sense If:
Consider Fixed-Rate If:
| Feature | 30-Year Fixed | 7/1 ARM ⭐ | 15-Year Fixed |
|---|---|---|---|
| Illustrative Rate | 7.00% | 5.75% | 6.25% |
| Monthly Payment (P&I) | ~$7,987 | ~$7,002 | ~$10,292 |
| Rate Fixed For | 30 years | 7 years | 15 years |
| Monthly Savings vs Fixed | — | ~$985/mo | — |
| 7-Year Savings | — | ~$82,740 | — |
| Rate Risk After Period | None | Adjusts w/ caps | None |
*Rates are illustrative. Actual rates vary. Consult Team David for current pricing.
Ready to Find Your Perfect Loan Program?
Our experienced team will guide you through every option and help you choose the best financing solution