Browse Our Special Circumstance Mortgages
Please note that most of the transaction types below almost always close with significantly above market interest rates and closing costs. “In-line with market,” in this context, is a very good thing! We do not accept “no context” loan applications for any of these programs as 100% of them require extra effort from our team, please schedule a free consultation before you click on “Apply Now.”
Adult Child Housing Provision
Use Case: A parent or legal guardian purchasing or refinancing a home in order to provide housing for their handicapped or disabled adult child.
Intended Occupancy: Primary residence for the adult child.
Notes: Flexible down payment options.
Interest Rate & Closing Costs: In-line with market if a purchase, often below market if a refinance.
Debt-Service-Coverage Ratio (DSCR) Mortgage
Use Case: A real estate investor looking to expand their holdings, but that no longer checks the traditional “debt to income ratio” box. This loan is based on the cashflow of the property itself, rather than the borrower’s global DTI/cashflow. These are pseudo-commercial mortgages.
Intended Occupancy: Rental property.
Notes: An example of a non-QM loan that is more favorable than most. Borrower must currently own a primary residence they live in, this is not for first time homebuyers.
Interest Rate & Closing Costs: In-line with market for a good rental property, above market for a sub-par investment. Risk-based pricing based on cap rate.
Debt-to-Income Exclusion Mortgage
Use Case: Higher net-worth individuals or families that do not have sufficient income to meet the standard debt-to-income ratio requirements, but that can almost pay cash for the home.
Intended Occupancy: Primary residence, 2nd home or vacation home, or rental property.
Notes: Intended to maximize leverage in order to avoid having to pay cash, and will involve establishing a revocable living trust, if not already in place.
Interest Rate & Closing Costs: In-line with market.
Delayed Financing Provision
Use Case: Financing a home that was purchased in cash, shortly after closing escrow, in order to restore liquidity. Primary residence, 2nd home or vacation home, or investment property.
Intended Occupancy: Primary residence, 2nd home or vacation home, or rental property.
Notes: You are highly encouraged to consult with us prior to closing on the purchase to avoid any “surprises.” Can be used to pay back retirement accounts (401k, IRA) within 60 days to a void tax consequences.
Interest Rate & Closing Costs: In-line with market.
Elderly Parent Housing Provision
Use Case: An adult purchasing or refinancing a home in order to provide housing for their parents who are unable to work, or that have insufficient income to qualify for a mortgage on their own.
Intended Occupancy: Primary residence for the elderly parent.
Notes: Flexible down payment options.
Interest Rate & Closing Costs: In-line with market if a purchase, often below market if a refinance.
Family Bailout Mortgage
Use Case: Immediate family member is behind on payments, possibly facing foreclosure, with significantly bruised credit (IE, they likely cannot qualify for a refinance mortgage on their own). Another family member will buy the home from them, taking out a new mortgage in their own name. If it is to be a primary residence, often the down payment requirement can be waived.
Intended Occupancy: Primary residence, 2nd home or vacation home, or rental property.
Notes: The current homeowner’s credit score is irrelevant. The former name of this program, the “Family Bailout Opportunity Mortgage (F-BOM),” is no longer in use.
Interest Rate & Closing Costs: In-line with market.
Family Opportunity Mortgage
Use Case: Buying from an immediate family member, often at a discounted price relative to fair market value, with the intention of making the home your new primary residence.
Intended Occupancy: Primary residence for the family member buyer.
Notes: Can very often avoid the down payment requirement. If the “family discount” is 20% or more as confirmed by an appraiser, can bypass private mortgage insurance (PMI) entirely.
Interest Rate & Closing Costs: Typically below market, sometimes in-line with market.
House Hacker
Use Case: Purchasing a home that exceeds your personal housing needs, with the intention of renting out the surplus space, to family, friends, co-workers, or strangers.
Intended Occupancy: Primary residence.
Notes: As of 2024, this can be done with 1-4 unit properties with a non-FHA loan with 5% down, regardless of first-time homebuyer status. No longer income-capped, and FHA rules such as the “self-sufficiency test” no longer apply. Can rinse/repeat.
Interest Rate & Closing Costs: In-line with market.
Kiddy Condo
Use Case: This no longer exists, except inasmuch as it might fit into one of the other categories.
Intended Occupancy: Primary residence for the college student.
Notes: There are other solutions while your child is in college, just not a distinct program.
Interest Rate & Closing Costs: N/A
Non-Qualified Mortgage (“Non-QM”)
Use Case: The proposed transaction, or the proposed borrowers, fall outside of the guardrails put in place after the 2008 Global Financial Crisis. Someone is trying to “party like it’s 2006.”
Intended Occupancy: Primary residence, 2nd home or vacation home, or rental property.
Notes: Formerly known as “sub-prime” mortgages, other aliases include “stated income,” negatively amortizing, or “NINJA” loans.
Interest Rate & Closing Costs: Above market.
Student Loan Debt Consolidation
Use Case: Cash-out refinance to pay down, or off, student loan debt, for you or your child.
Intended Occupancy: Primary residence, 2nd home or vacation home, or rental property.
Notes: At least one borrower must also be obligated (inclusive of cosigning) on the student loans.
Interest Rate & Closing Costs: In-line with market.
⭐⭐⭐⭐⭐
“Way more transparent than any other lender I’ve worked with. Definitely would recommend. Thanks Chris!”
⭐⭐⭐⭐⭐
“Chris does a great job in taking the time to make sure we know what to do and what all the jargon means. Critical for first-time home buyers like us!”
PERSONAL
SERVICE
SHOP MULTIPLE
LENDERS RATES
PHENOMENALLY
FAST CLOSINGS
UNPARALLELED
SUPPORT
Meet Chris Mason
Chris Mason has built a solid local reputation since 2014 helping first time homebuyers, refinancers, and real estate investors in California obtain optimal and fast mortgage financing to help them accomplish their goals.
Chris Mason and America’s Home Loans are deeply committed to their clients and ensuring that they receive an above optimal experience by providing sophisticated and personalized brokerage services at every step of the loan origination process.
We take pride in treating each client as an individual, not a number, and are committed to helping you obtain the absolute best loan possible.
Contact us today at (415) 846-9211 or schedule a free consultation via our online form for a FAST & FREE rate quote and to get all your mortgage questions answered with Chris.
Chris Mason, Loan Officer
Five Star Reviews
Years In Business
We know numbers. And you’re not one of them!
At America’s Home Loans, we take pride in treating each client as an INDIVIDUAL and not a NUMBER. You’re more than just a loan application to us and we are committed to understanding your needs and helping you obtain the absolute best loan possible.
- ✅ SHOP MULTIPLE LENDERS RATES – As an independent mortgage broker, we shop the ENTIRE MARKETPLACE for commercial loans to find you the most optimal loan. Unlike a direct lender, we are not tied to one bank or lending institution.
- ✅ LENDER FLEXIBILITY – Once we find the terms and rates that work for you, we will submit your proposed transaction to multiple lenders, creating a silent bidding war between them to win the business. We take the power from the direct lenders, and give it back to the borrower.
- ✅ ON TIME CLOSINGS – The most common delays with buying real estate comes down to obtaining financing. A delay in financing costs you time, money, and sometimes even the property itself. At America’s Home Loans, we create a financing timeline for you and then STICK TO IT so that stay on track to close on your property on the expected date (or sooner).
- ✅ TRANSPARENCY – We highly value transparency and make it the cornerstone of all of our marketing and client communications.
- ✅ UNPARALLELED SUPPORT – There’s a reason why most of our business comes from client and Realtor referrals — because they know (from experience) the level of communication and support we offer buyers throughout their entire experience. From the very beginning to the absolute end of your financing process, we don’t rest until you close!
- ✅ 10 YEARS EXPERIENCE – We’ve got the reputation, reliability, and experience you can trust. Servicing loans is a career, not a side hustle. It’s important to work with an experienced team so that your mortgage broker isn’t learning the ropes on your dime.
