Conventional loans: the mainstream mortgage, built for solid credit.
Fannie Mae and Freddie Mac loans for the home you live in, a second home or a rental, with mortgage insurance you can drop at 20% equity (it ends on its own at 22%).
Check My Conventional Options
What's your primary goal?
Pick the one that sounds most like you.
Reviewed personally by Arran Amorozo · NMLS #1491497 · West Capital Lending
No credit check to complete this quiz · your info is never sold
60 seconds · no hard credit pull · never sold
- 620+ credit.
- First-time buyers can put as little as 3% down on a primary home (5% for repeat buyers).
- 20% down minimum on a second home or an investment property.
- Cash out up to 80% of value on the home you live in and 75% on a rental; rate-and-term refinances go to 95% on the home you live in and 75% on a rental.
- 1–4 units, whether you live there, it's a second home or it's a rental.
- PMI comes off when you ask at 20% equity, and on its own at 22%; FHA's mortgage insurance usually doesn't.
- No upfront mortgage insurance premium.
- Below 620: purchases with 20% down (30% on a second home or rental). Refinances: the home you live in with your balance under 65% of value, wherever Arran is licensed (in California, a higher balance works too), and a rental up to 50% of value, counting the new loan.
- Loan size follows the current conforming limit FHFA sets for your county, higher in high-cost areas.
Rather just talk? Call or text us at (949) 401-7593
3%
Minimum down, first-time buyers
620+
Minimum credit
1–4
Units: primary, second home or rental
80%
Max cash-out, primary home (75% on a rental)
20%
Equity to ask to drop PMI
Conventional loans follow the conforming loan limit for your county, set each year by FHFA. Second-home and investment-property purchases need 20% down.
Straight Answers Up Front
Can we fund your deal? Check before you apply.
We'd rather tell you now than waste your time. Here's what we can and can't do, plainly stated.
We can help with:
- Homes you live in, second homes and rentals, 1–4 units
- 620+ credit
- Purchases with 3% down (20% on a second home or rental)
- Cash-out up to 80% of value on the home you live in, 75% on a rental; rate-and-term up to 95% on the home you live in, 75% on a rental
- Below 620: purchases with 20% down (30% on a second home or rental); refinances of the home you live in with the balance under 65% of value (higher in California); rentals up to 50% of value, counting the new loan
- Loans from $75,000 up to your county's conforming limit, with jumbo financing above it
We're not the right fit for:
- Below-620 refinances of the home you live in with the balance at 65% of value or more, outside California (a Home Equity Investment may still work in AZ, CA, CO, FL, OH, OR, PA, TN, UT & WA)
- Below-620 rental refinances above 50% of value, counting the new loan
- Loans under $75,000
- Properties outside the 35 states + D.C. where Arran is licensed
If your score improves, come back. We'd genuinely love to take another look. A gray-area scenario? Call or text (949) 401-7593.
Simple Qualifications
Is conventional the right fit?
For buyers and owners with solid credit who want mortgage insurance that goes away.
Good Fit If
Your credit is in good shape.
- 620+ credit
- A down payment of 3% or more (20% on a second home or rental)
- Steady, documentable income
- Plans to keep the home long enough to drop PMI
Keep In Mind
How the program works.
- PMI applies under 20% down; ask to drop it at 20% equity, and it ends on its own at 22%
- Full documentation: W-2s, tax returns and pay stubs
- Debt-to-income typically 45% or less
- Your county's conforming limit sets the maximum (jumbo above it)
Calculator
Conventional Calculator
Purchase or cash-out, with PMI, taxes and insurance included.
Purchase or cash-out
Property
Property tax (per year, share of the price)
Closing costs
Loan term
Enter the rate you want to model. We don’t advertise rates; your pricing is quoted individually.
Est. Cash to Close
$65,000
down payment plus closing costs
Loan Amount
$450,000
Loan-to-Value
90.0%
3% down is for first-time buyers; repeat buyers start at 5%. Below 620 credit: 20% down on a home you live in, 30% on a rental.
Fills in the quiz at the top of this page. This button sends nothing.
Calculator results are estimates only and do not constitute a loan offer, pre-approval, or commitment to lend. Actual terms may vary.
Products
A program for nearly every scenario.
More programs are in the tabs at the top. Need something else? Call or text (949) 401-7593.
- Our Most Popular Product
5-Day HELOC
Qualify on household income, no income docs at 680+ on lines of $150K+, keep your low-rate first mortgage
See HELOC options → - ★ Self-Employed
P&L Loan
Your accountant prepares a profit and loss, and that income qualifies you
See P&L Loan options → - Investors
Investment (DSCR)
The rent qualifies, not your W-2
See DSCR options → - Cash In Hand
Refinance / Cash Out
Pull cash out for your next investment, or roll your debts into one loan
See Refinance options → - Buy & Hold
Rental Property Loan
Long- or short-term rentals, 1–4 units: the rent qualifies, 20% down to buy
See Rental Loans options → - Speed
Hard Money
Asset-based: close in days, not months. Purchase or refinance
See Hard Money options → - Primary Residence
FHA Loan
3.5% down at 620+. Up to 80% LTV cash out, 97.5% LTV rate and term
See FHA options → - Veterans
VA Loan
Veterans and active duty: 0% down at 620+, no PMI, up to 100% LTV
See VA options → - No Monthly Mortgage Payment
Reverse Mortgage
55+: equity access, no monthly mortgage payment
See Reverse options → - Credit From 500
Equity Investment (HEI)
Cash for your equity. No monthly payments, credit from 500
See HEI options → - Bank Deposits
Bank Statement
Your bank deposits qualify you, not your tax returns
See Bank Statement options → - No Income Docs
No-Ratio
Investment properties: 680+ credit, no income docs, up to 65% LTV
See No-Ratio options → - Buying a Home
Purchase
Get pre-approved for your next home
See Purchase options → - Let the quiz decide
Not Sure? Show Me Options
Fill out the quiz and Arran will personally match your scenario to the right program you qualify for
Find my program →
Our Process
From first question to funded, in four steps.
No guesswork. No pressure. Just a clear path to the right loan.
- 1
Tell us your scenario
Answer a few questions online in about 60 seconds, or call or text (949) 401-7593. Seeing your options takes no hard credit pull.
- 2
We shop your options
We shop your scenario across many lenders and lay out the trade-offs plainly, so you can pick the fit.
- 3
Apply and get approved
Complete the full application. We tell you up front which documents your program needs, and nothing more.
- 4
Close, and keep us on call
Sign and fund. When the next purchase, refinance or line of credit comes up, you already know who to call.
Guides
Go deeper before you decide.
Plain-English guides with the same numbers the quiz uses.
FAQ
Frequently Asked Questions
Common questions about Conventional Loan loans.
Get Started Today
Straight answers, fast.
Check your Conventional options in about 60 seconds with no hard credit pull, or call or text and talk it through with Arran's team.
Rather pick a time? Book a call
West Capital Lending, Inc. is an Equal Housing Lender. We do not discriminate on the basis of race, color, religion, national origin, sex, handicap, or familial status.