Every Mortgage Loan Option, Under One Roof
I originate every loan type — FHA, VA, Conventional, Jumbo, Non-QM, Reverse Mortgage, HELOC — and I shop every lender to match you with the one that fits best.
By Ken Starks, NMLS #173595 · Last reviewed: February 2026
The right loan program for your situation
After 23 years of originating mortgages, here's what I know for certain: there is no single "best" loan program. There's only the best loan program for you — and that depends on your credit score, your down payment, your income type, the property you're buying, and how long you plan to keep the loan. As a mortgage broker, I'm not locked into one lender's product menu. I originate every major loan type and I shop every lender in the market. That means I can compare FHA, VA, conventional, jumbo, and non-QM side by side for your specific numbers — and show you which option actually costs the least. Click into any program for full details — eligibility, requirements, costs, and FAQ.
FHA Home Loan
3.5% down with a 580 credit score. Flexible DTI, gift funds allowed, 1-4 unit properties. The workhorse program for first-time buyers and borrowers rebuilding credit. Compatible with Arizona down payment assistance.
FHA loan details →VA Home Loan
$0 down and no monthly mortgage insurance for eligible veterans, active-duty members, and surviving spouses. The best mortgage program in America for those who qualify. Reusable benefit, multi-unit eligible.
VA loan details →Conventional Loan
3% to 20% down, PMI cancels at 80% LTV. Best long-term cost for borrowers with 680+ credit. Covers primary, second home, and investment properties. Includes HomeReady and Home Possible programs.
Conventional loan details →Jumbo Home Loan
For loan amounts above $832,750 (AZ) or $1,249,125 (Orange County). Typically 10-20% down, 700+ credit. Jumbo pricing varies dramatically by lender — this is where broker shopping delivers the most value.
Jumbo loan details →Non-QM Loans
Bank statement programs, DSCR for investors, asset-based qualification, 1099 income. For self-employed borrowers, entrepreneurs, and real estate investors whose tax returns don't tell the full story.
Non-QM loan details →Refinance
Rate-and-term, cash-out, FHA Streamline, VA IRRRL. Lower your rate, access equity, eliminate mortgage insurance, or shorten your term. I calculate the break-even before recommending any refinance.
Refinance details →Reverse Mortgage (HECM)
For homeowners 62 and older. Access your home equity with no monthly mortgage payments. Proceeds available as lump sum, line of credit, or monthly payments. FHA-insured with HUD counseling requirement.
Reverse mortgage details →HELOC
Home Equity Line of Credit — flexible, revolving access to your equity. Draw what you need, when you need it. Interest-only payments during the draw period. Useful for renovations, reserves, and ongoing capital needs.
HELOC details →Investment Property Loans
Conventional, jumbo, and DSCR financing for rental properties. 15-25% down for traditional programs. DSCR qualifies based on rental income, not your personal tax returns. Single-family through multi-unit.
Investment loan details →Fixed-Rate Mortgage
A locked rate and predictable principal-and-interest payment for the full term — built for payment stability and long-term planning. Available across the loan types I originate to fit your timeline.
Fixed-rate details →Low Down Payment Options
$0 to 3.5% down for buyers with limited savings, paired with down payment assistance where it fits. From VA and FHA to Conventional 97 — I'll show you every low-down path your profile qualifies for.
Low down payment details →A side-by-side snapshot
A side-by-side snapshot to help you start narrowing your options. I'll run the full analysis for your specific numbers.
| Program | Min. Down | Credit | MI | Best For |
|---|---|---|---|---|
| FHA | 3.5% | 580+ | 0.55% (life of loan) | First-time buyers, credit rebuilders |
| VA | $0 | No VA min. | None | Veterans, active duty, surviving spouses |
| Conventional | 3–5% | 620+ | PMI (cancels at 80%) | Good credit, long-term cost savings |
| Jumbo | 10–20% | 700+ | Often none at 20%+ | High-value properties above conforming |
| Non-QM | 10–20% | 600+ | Varies | Self-employed, investors, complex income |
| Reverse (HECM) | N/A | No min. | FHA MIP | Homeowners 62+, equity access |
| Fixed Rate | Varies | Varies | Varies | Payment stability, long-term planning |
| Low Down Payment | $0–3.5% | 580+ | Varies | Buyers with limited savings + DPA |
How I help you choose the right program
I don't hand you a brochure and let you figure it out. Here's my actual process for every borrower.
Understand Your Full Financial Picture
I review your income (W-2, self-employed, retirement, Social Security), your credit report (score, payment history, derogatory events), your assets (down payment sources, reserves), and your debts. This takes more than five minutes, and it's worth doing thoroughly.
Identify Every Program You Qualify For
Based on your profile, I determine which programs are available to you. A veteran with a 680 credit score and 5% down might qualify for VA, FHA, and conventional — each with different costs and tradeoffs. A self-employed borrower might qualify for conventional with tax returns or non-QM with bank statements, at very different pricing levels.
Run the Numbers Side by Side
I show you the actual monthly payment, total interest cost, upfront costs, and break-even analysis for each program you qualify for. This isn't a sales pitch — it's math. The right program is the one that costs you the least for your specific situation and timeline. Use our mortgage calculator to start exploring on your own.
Shop Lenders Within the Chosen Program
Once we identify the best program, I shop multiple lenders within that program type to find the best pricing. Different lenders have different appetites — one might be aggressive on FHA pricing this month, another on conventional. I know who's competitive right now because I'm in the market every day.
Learn more about my approach and credentials, or start your pre-approval to get the process moving.
Tools to help you decide
Beyond loan programs, here are tools and information to help you make informed decisions.
- Mortgage Calculator — Estimate your monthly payment based on loan amount, rate, and term
- First-Time Home Buyer Guide — Programs, down payment assistance, and step-by-step process for new buyers
- Home Purchase Loans — Overview of the purchase process for every buyer type
- Arizona Mortgage Services — Market-specific information for Arizona buyers and homeowners
- Orange County Mortgage Services — Market-specific information for Orange County buyers
- Why Use a Mortgage Broker? — How the broker model works and why it benefits borrowers
- Client Reviews — What borrowers say about working with The Starks Team
Answers before you choose
The questions borrowers ask me most when weighing one program against another.
How do I know which mortgage loan program is right for me? +
What loan types does The Starks Team offer? +
Can I get a mortgage if I'm self-employed? +
What is the minimum down payment to buy a home? +
Why should I use a mortgage broker instead of a bank? +
Not sure which program is right? Let's find out.
Tell me about your situation and I'll show you every program you qualify for, side by side, with real numbers. No commitment, no cost, no pressure.