Find your way home with Luminate lighting the path.

> FHA Loans

If you’re looking for a loan that’s easier to qualify for and don’t have a large down payment saved, an FHA loan might be right for you. Insured by the Federal Housing Administration, FHA loans are designed to support buyers with moderate incomes or less-than-perfect credit.

Thinking an FHA loan might be the perfect fit? Here’s why:

• Only 3.5% down payment needed
• Higher debt-to-income allowances, meaning you could afford a higher-priced home
• Access to Down Payment Assistance Programs

> VA Loans

If you’re a U.S. veteran or the surviving spouse of a veteran, a VA loan could be an incredible option for you. Guaranteed by the U.S. Department of Veterans Affairs, VA loans are designed to offer long-term financing for eligible service members and their families.

Here’s how a VA loan could benefit you:

• No down payment required
• No monthly mortgage insurance
• Waived VA Funding Fee if you have at least a 10% disability rating from the VA
• Reduced closing costs

> USDA Loans

Living in a rural area and looking to buy a home with limited upfront costs? A USDA loan, part of the USDA Rural Development Guaranteed Housing Loan Program, might be a great fit. This option is designed for rural homebuyers who meet certain income limits.

Curious if a USDA loan could work for you? Consider these benefits:

• 0% down payment
• Lower mortgage insurance premiums
• Competitive mortgage rates
• And more!

> Jumbo Loans

Are you interested in buying a high-value property? A jumbo loan could be the solution, offering financing for homes that exceed the limits set by Fannie Mae and Freddie Mac. Since these loans cover more expensive properties, the qualification standards are more stringent.

Here’s why a jumbo loan might be the right choice for you:

• Finance up to 90% of the property with as little as 10% down and no PMI
• Fixed-rate options for 30, 20, and 15 years
• Interest-only and adjustable-rate options
• Acceptable projected income based on a signed job offer or contract if you start within 60 days of closing—ideal for relocation clients

> Reverse Mortgages

If you’re 62 or older and interested in accessing your home’s equity without monthly mortgage payments, a Reverse Mortgage (also known as a Home Equity Conversion Mortgage, or HECM) could be a perfect fit. This loan option, insured by the FHA, is a great way for eligible homeowners to use their home’s equity as a source of funds.

Here’s why a Reverse Mortgage might be ideal for you:

• Access to a portion of your home’s equity in cash
• No monthly mortgage payments as long as the home remains your primary residence and loan obligations are met
• Flexible disbursement options: choose a lump sum, monthly payments, or a line of credit
• And more!

> Luminate PATH National DPA Program

Looking for a way to cover your down payment without the restrictions that often come with assistance programs? The Luminate PATH National DPA Program offers flexible support for buyers across the country—no first-time buyer requirement, no income limits, and funding available for 1–2 unit properties.

Here’s why the PATH program might be the right choice for you:

• Choose 3.5% or 5% assistance for FHA or USDA loans
• No first-time homebuyer or income restrictions
• High Balance loans allowed
• Available nationwide (except New York)
• Temporary or permanent interest rate buydown options
• Repayable second lien amortized over 10 years
• Eligible for 1–2 unit properties

> Federal Home Loan Bank Program

Need financing for a second home or vacation property? The Federal Home Loan Bank program provides competitive rates and a streamlined process with no loan-level price adjustments (LLPAs)—making it a smart choice for qualified buyers.

Here’s why this program might be the right choice for you:



• Available for second or vacation homes
• Up to 90% Loan-to-Value (LTV)
• Conforming fixed-rate loan options
• May qualify for an appraisal waiver
• No LLPAs for even better rates

> Home Sale Assured Program

Don’t let the timing of your home sale hold you back. Our Buy Before You Sell program offers greater flexibility and confidence, helping you purchase your next home without a contingent offer and without rushing the sale of your current one.

Here’s why this program might be the right choice for you:



• Guaranteed backup contract and immediate offer on a qualified home
• Buy without a sale contingency
• Close on your own timeline—up to 720 days to sell your current home
• Cancel the backup offer if you receive a better one
• Tap into your home equity before closing to fund your new down payment
• All first and second liens can be excluded with a non-contingent offer

> Bridge Loan Program

A Bridge Loan helps you move forward confidently—whether you're buying a new home, vacation property, or investment property—by offering short-term, interest-only financing until your funds become available.



Here’s why a bridge loan might be the right choice for you:

• Loan amounts up to $2 million
• Up to 75% LTV with FICO scores starting at 660
• Three-year, interest-only loan structure
• No prepayment penalty
• Requires reserves starting at 6 months
• For investment properties only
• First lien position required

> Non-QM Loans

Not every borrower fits the traditional mortgage mold. Non-QM loans are designed to support self-employed borrowers, those with recent credit events, or those using alternative income documentation.



Here’s why a Non-QM loan might be the right choice for you:

• Qualify using Bank Statements, Asset Depletion, Ready Asset, or Full Documentation
• 12-month income documentation accepted across all programs
• Acceptable for self-employed, 1099, or ITIN borrowers
• LTVs up to 85% and debt-to-income (DTI) ratios up to 55%
• No seasoning required for past bankruptcies, foreclosures, or short sales
• Gift funds allowed
• Flexible underwriting and expert Non-QM mortgage support