CREATIVE 1ST MORTGAGE · INDEPENDENT BROKERAGE
Mortgage Programs Built Around Your Goals
Every borrower and property comes with a different set of numbers, priorities, and questions. As an independent mortgage brokerage, Creative 1st Mortgage compares available strategies and helps you understand the tradeoffs before you choose a path.
Independent Guidance · Objective Comparisons · No Obligation
Start With the Goal, Not the Loan Name.
At Creative 1st Mortgage, we start with how you plan to use the property and what you’re trying to accomplish. We consider occupancy, property type, available cash, credit profile, income documentation, timing, and long‑term plans—then walk you through the tradeoffs between the options you may qualify for.
Mortgage Program Options
at a Glance
Mortgage options are not one-size-fits-all. These are common starting points our team may compare after learning about your goals, property and financial picture.
Conventional Loans
Flexible financing for a primary home, second home or investment property. Down-payment and mortgage-insurance requirements depend on occupancy, credit, property and program guidelines.
Who it may fit: Buyers with established credit who want flexible property and down-payment options.
FHA Loans
Government-insured financing for a primary residence, often with a lower down-payment option and more flexible qualification guidelines than some conventional programs.
Who it may fit: Buyers with limited cash for a down payment or a credit profile that may not fit conventional financing.
VA Loans
Financing for eligible service members, veterans and certain surviving spouses. Qualified borrowers may be able to purchase a primary residence with no down payment and no monthly mortgage insurance.
Who it may fit: Eligible military borrowers with a valid Certificate of Eligibility who plan to occupy the home.
USDA Loans
Financing for eligible primary residences in qualifying areas. Qualified buyers may be able to purchase with no down payment, subject to property and household-income limits.
Who it may fit: Buyers who meet USDA income requirements and are purchasing in an eligible location.
First-Time Homebuyer and Down-Payment Assistance
Available programs may help with down payment or closing costs through grants, forgivable loans or second mortgages. Income, property, repayment and first-time-buyer rules vary by program.
Who it may fit: New or returning buyers who need help with upfront costs and meet the applicable program requirements.
Investment Property and DSCR Loans
Conventional and DSCR options can finance rental properties. Some DSCR programs evaluate the property’s expected rental income instead of relying primarily on the borrower’s personal income.
Who it may fit: Real estate investors purchasing or refinancing long-term or short-term rental properties, subject to program rules.
Self-Employed and Non-QM Options
Bank-statement, 1099, asset-based and other non-QM programs may use alternative documentation when traditional tax returns do not show the full financial picture.
Who it may fit: Business owners, independent contractors and borrowers with nontraditional income documentation.
Condominium Financing
Condo financing depends on both the borrower and the project. Items such as reserves, insurance, ownership concentration, litigation and the association questionnaire can affect available options.
Who it may fit: Buyers or owners who need help navigating warrantable or non-warrantable condo requirements.
More Than Purchase Loans
Home financing is not limited to buying a home. Depending on your qualifications, property and goals, our team can also compare options for refinancing, accessing equity, renovations and major life transitions.
Refinancing and Rate/Term Strategy
A refinance may help change your interest rate, loan term, loan type or monthly payment. Whether it makes sense depends on closing costs, the break-even timeline and your longer-term plans.
Products depend on qualifications, property details, and investor/program guidelines.
Cash-Out and Home-Equity Options
Qualified homeowners may be able to access available equity through a cash-out refinance, home-equity loan or line of credit. The right structure depends on the property, available equity and intended use of the funds.
Products depend on qualifications, property details, and investor/program guidelines.
Construction and Renovation Financing
Available programs may combine property financing with eligible construction or renovation costs. Options and draw processes vary based on the project, property and program guidelines.
Products depend on qualifications, property details, and investor/program guidelines.
Mortgage Planning During Divorce or Other Life Transitions
Early mortgage planning can clarify questions about qualification, equity, title and timing during divorce or another major transition. Mortgage guidance should be coordinated with the borrower’s legal and financial professionals.
Products depend on qualifications, property details, and investor/program guidelines.
Not Sure Which Program Fits?
You don’t need to diagnose your own mortgage program. Our team will ask a few key questions, explain the tradeoffs between eligible options, and help you choose a path that fits your goals and timeline.
Frequently Asked Questions
Clear, objective answers to common mortgage program inquiries. Specific program availability, terms, and guidelines depend on individual qualifications, property characteristics, and investor requirements.
Do I need 20% down?
No. Some qualified buyers may have conventional options with a lower down payment, and FHA, VA, USDA or assistance programs may offer other paths. Each option has different eligibility, cost and mortgage-insurance considerations.
Which programs work for self-employed borrowers?
Self-employed borrowers may qualify using traditional tax returns or, when eligible, alternative documentation such as bank statements, 1099 income or assets. The best starting point depends on how the business and income are documented.
Can I finance an investment property using rental income?
Potentially. Conventional programs may allow eligible rental income, while some DSCR programs focus primarily on the property’s expected cash flow. Property type, lease history, appraisal and program rules all matter.
Are there special options for veterans or first-time buyers?
Eligible veterans and service members may have access to VA financing. First-time and returning buyers may also qualify for low-down-payment or assistance programs. Eligibility and availability vary.
Does choosing a program mean I am approved?
No. A program comparison is an educational starting point, not an approval or commitment to lend. Approval requires a complete application, documentation, credit review, property review and applicable underwriting.
Explore the Mortgage
Learning Center
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Compliance Note
Program availability, eligibility, loan limits, mortgage insurance, rates, fees and underwriting requirements may change. All loans are subject to credit approval and applicable program requirements. Creative 1st Mortgage, LLC is an independent mortgage brokerage, not a bank or direct lender.
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Creative 1st Mortgage, LLC | NMLS# 2614631 | Licensed in AL, FL, KY, MN, TN, TX | 727-914-9397 | [email protected] | 447 3rd Ave N #210 Saint Petersburg, FL 33701 | Equal Housing Opportunity | Pursuant to the requirements of Section 157.0021 of the Mortgage Banker Registration and Residential Mortgage Loan Originator License Act, Chapter 157, Texas Finance Code, you are hereby notified of the following: CONSUMERS WISHING TO FILE A COMPLAINT AGAINST A MORTGAGE BANKER OR A LICENSED MORTGAGE BANKER RESIDENTIAL MORTGAGE LOAN ORIGINATOR SHOULD COMPLETE AND SEND A COMPLAINT FORM TO THE TEXAS DEPARTMENT OF SAVINGS AND MORTGAGE LENDING, 2601 NORTH LAMAR, SUITE 201, AUSTIN, TEXAS 78705. | COMPLAINT FORMS AND INSTRUCTIONS MAY BE OBTAINED FROM THE DEPARTMENT’S WEBSITE AT WWW.SML.TEXAS.GOV
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