Loan programs—explained in plain English
Not sure which loan fits your goal? You don’t have to guess. Treeside Financial is a local Michigan mortgage broker, which means we can compare options across multiple lenders and help you choose the best path forward—without pressure.
Scan the programs below if you already know what you want. If you’re unsure, start with a quick first step and we’ll narrow it down to the most realistic options for your situation.
Conventional
Conventional loans are a great fit for buyers or refinancers with strong credit who want a simple, flexible mortgage. Competitive pricing may apply. PMI may be required under 20% down, and may be removable later. Get a free, no-obligation quote today.
FHA
FHA loans are often a good fit for buyers with smaller down payments or moderate credit who want a more flexible approval path. Mortgage insurance is required, typically upfront and monthly, which can increase the total cost compared to other options.
VA
VA loans can be a strong fit for eligible veterans, active-duty service members, and some surviving spouses. They often allow 0% down and have flexible guidelines. There’s usually no monthly mortgage insurance, but a VA funding fee may apply.
USDA RD
USDA Rural Development loans can be a great fit for eligible buyers in approved rural areas who meet income limits. They often allow 0% down with flexible guidelines. Mortgage insurance is required, typically upfront and monthly, which increases total cost.
Non-QM
Non-QM loans can be a fit for borrowers who don’t match standard guidelines—like self-employed buyers, investors, or those using bank statements or other income types. They offer flexibility, but rates and fees are often higher and require larger reserves or down payments.
HELOC
A HELOC is a revolving line of credit secured by your home’s equity. You can draw what you need, when you need it, and often pay interest only on what you use during the draw period. Rates are usually variable, and your home is collateral.
HELOAN
A home equity loan is a one-time lump sum secured by your home’s equity, typically with a fixed rate and fixed payment. It works well for large, planned expenses. Your home is collateral, and you repay over a set term.
Reverse Mortgage
A reverse mortgage can help eligible homeowners (typically 62+) convert home equity into cash without monthly mortgage payments. Funds can come as a lump sum, line of credit, or monthly payouts. You must maintain the home, pay taxes/insurance, and meet occupancy rules.
DSCR
DSCR loans are designed for real estate investors and qualify mainly on the property’s cash flow instead of personal income. Approval focuses on rental income versus the mortgage payment. They can be faster and flexible, but rates, fees, and down payments are often higher.