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Best Alternative Mortgage Programs
In an ideal scenario you qualify for a standard mortgage program from a traditional lender because these programs typically offer borrowers the best loan terms such as a lower mortgage rate and closing costs. Not all applicants, however, can qualify for a traditional mortgage and these programs may not be a good match for your personal or financial situation.
There are a number of situations that may prevent you from qualifying for a standard mortgage. For example, you may have a ding on your credit report such as a bankruptcy, foreclosure or short sale. Some borrowers may not be able or want to provide documents such as tax returns, bank account statements and pay stubs required when you apply for a mortgage with a traditional lender. Or you may be self-employed, have significant fluctuations in your income or may not be able to verify your income or assets. Perhaps you have significant assets but minimal monthly income. These are all borrower situations that usually disqualify you from using traditional mortgage programs such as conventional, FHA, VA or USDA loans.
Additionally, the circumstances that keep someone from qualifying for a standard mortgage may not be related to the borrower but rather other factors. For example, you may want to buy a home and flip it so you need a fix & flip loan, which traditional lenders do not provide. You may want to buy an investment property but lack the personal income to qualify. Or you may need a short term bridge loan to buy a home before yours sells. You may be trying to purchase a unique property that is challenging to finance. Some borrowers may want a second mortgage to enable them to buy a bigger home but may have difficulty qualifying.
Alternative mortgage programs almost always charge a higher mortgage rate and closing costs than traditional mortgages so review your loan terms carefully
In short, there are a wide range or reasons related to borrowers, their mortgage requirements and the properties they are financing that can make it impossible to qualify for a traditional mortgage. These factors, however, do not mean that you cannot qualify for all mortgages.
There are multiple alternative mortgage programs that are targeted at borrowers with unique or unconventional circumstances. If a traditional lender rejects your loan application, these programs may be the right financing option for you.
The table below summarizes alternative mortgage programs. Because you have numerous options, you should be sure to understand how each program works to find the one that best meets your needs. Click on the program title to learn more about each program including qualification requirements.
The FREEandCLEAR Lender Directory enables you to search by lender type for twenty-five loan programs including several alternative mortgage options.
As outlined in the table above, alternative mortgage programs are available for self-employed borrowers, borrowers who prefer not to provide financial documents and borrowers with challenging credit profiles. Depending on your situation and objectives, these programs may enable you to qualify for a mortgage even if you have been rejected by other lenders.
The main difference between alternative and traditional mortgage programs is that alternative programs usually offer more flexible qualification requirements in one specific area. For example, you can qualify for a mortgage with a recent bankruptcy or you can qualify even if you cannot provide your tax returns. Some alternative mortgage programs allow a higher borrower debt-to-income ratio or higher loan amount.
The flip side of this is that alternative mortgage programs typically apply stricter qualification requirements to other parts of your application. For example, you can qualify for a loan with a low credit score but you need to make a down payment of 30% - 40% as compared to a down payment of 20% or lower required for standard mortgage programs. So while qualification guidelines are flexible in one area they are usually stricter in other areas.
The other significant difference between standard and alternative mortgages is that alternative programs usually charge a significantly higher mortgage rate and fees. Plus, non-traditional lenders have greater flexibility in pricing so you see a wider variation in rates and closing costs across different lenders. Just like with a traditional mortgage, borrowers should review proposals from at least four lenders to find the mortgage with the best terms.
Additionally, these programs may impose additional charges such as prepayment penalties that you usually do not find with traditional mortgages. Borrowers need to ask if the higher costs and additional loan provisions are worth it.
It is important to highlight that using an alternative mortgage program may be a temporary financing solutions. For example, you may use a bridge loan or hard money loan to purchase a home but then refinance into a traditional mortgage with a lower rate and fees when your credit or financial profile improves.