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Portfolio ARMs in Compton
Compton's real estate market attracts investors and self-employed borrowers who don't fit conventional loan boxes. Portfolio ARMs work here because lenders keep these loans in-house instead of selling them to Fannie Mae or Freddie.
That flexibility matters in a market where many buyers earn income through multiple sources or rental properties. We see these loans close for borrowers who'd never qualify through traditional underwriting.
Most portfolio ARM lenders want 20-25% down and credit scores above 660. They'll review your full financial picture rather than just W-2s and tax returns.
These loans shine for borrowers with bank statement income, multiple rental properties, or recent credit events. The adjustable rate structure typically starts with a fixed period of 3, 5, or 7 years before adjusting annually.
Only about 15-20 of our 200+ wholesale lenders offer true portfolio ARMs. These aren't commodity products with published rate sheets you can compare online.
Each lender sets their own rules for debt-to-income ratios, property types, and occupancy. Some cap at four financed properties while others go to ten. Rate and margin structures vary significantly between lenders.
We structure most Compton portfolio ARMs with 5/1 terms—five years fixed, then annual adjustments. That gives buyers stability while keeping rates lower than fixed-rate non-QM options.
The real advantage shows up in approval flexibility. Had a client buy a triplex with two evictions from 2020 and 1099 income. Conventional lender said no. Portfolio ARM lender approved it in 12 days because they evaluated the whole deal, not just the credit report.
Portfolio ARMs compete with DSCR loans and bank statement programs in Compton. DSCR loans work better for pure investors who want hands-off underwriting based only on rental income.
Choose a portfolio ARM when you need occupancy flexibility or have mixed-use properties. Bank statement loans make sense if you want a fixed rate, but you'll pay 0.5-1.0% more in rate for that certainty.
Compton properties often include multi-family units and mixed-use buildings that conventional lenders won't touch. Portfolio ARM lenders will finance these if the numbers work.
Los Angeles County property taxes and insurance costs matter more with ARMs because your payment can adjust. Factor in roughly 1.2% annually for taxes and rising insurance premiums when calculating whether you can handle future rate adjustments.
Most portfolio ARMs cap annual increases at 2% and lifetime caps at 5-6% above start rate. Your initial loan documents will specify exact adjustment caps and index used.
Yes, most borrowers refinance during the initial fixed period if rates drop or credit improves. Prepayment penalties are rare but check your loan terms.
Yes, they'll count rental income even without two years of landlord history. Most require a lease agreement and 3-6 months of reserves per property.
You don't need to requalify when rates adjust—the loan continues with new payment amount. Plan ahead by building reserves during the fixed period.
No, these are permanent financing for owner-occupied or rental properties. Fix-and-flip projects need short-term bridge loans instead.
Mortgage financing for independent contractors and freelancers who earn 1099 income instead of traditional W-2 wages.
Mortgage programs that allow borrowers to qualify based on liquid assets rather than traditional employment income.
Non-QM loans that use 12 to 24 months of bank statements to verify income for self-employed borrowers.
Short-term financing that bridges the gap between buying a new property and selling an existing one.
Debt Service Coverage Ratio loans that qualify investors based on a rental property's income rather than personal income.
Mortgage programs designed for non-US citizens and non-permanent residents who want to purchase property in the United States.
Asset-based short-term loans primarily used by real estate investors for property acquisition and renovation projects.
Mortgages that allow borrowers to pay only the interest for an initial period, resulting in lower monthly payments upfront.
Financing solutions tailored for real estate investors purchasing rental properties, fix-and-flip projects, or investment portfolios.
Home loans for borrowers who have an Individual Taxpayer Identification Number instead of a Social Security number.
Non-QM mortgages that use a CPA-prepared profit and loss statement to verify income for self-employed borrowers.
Home loans with interest rates that adjust periodically based on market conditions after an initial fixed-rate period.
Specialized mortgage programs designed to support homeownership in underserved communities with flexible qualification criteria.
Mortgages that meet the guidelines and loan limits set by Fannie Mae and Freddie Mac for secondary market purchase.
Financing for building a new home or making major renovations, typically converting to a permanent mortgage upon completion.
Traditional mortgage financing not backed by a government agency, offering flexible terms and competitive rates for qualified borrowers.
Innovative loan products that leverage projected home equity growth to provide favorable financing terms.
Government-insured mortgages from the Federal Housing Administration with low down payments and flexible credit requirements.
A revolving line of credit secured by your home equity that allows you to borrow funds as needed during a draw period.
A fixed-rate second mortgage that provides a lump sum of cash by borrowing against the equity built in your home.
Mortgages that exceed the conforming loan limits set by the FHFA, designed for financing high-value luxury properties.
Loans for homeowners aged 62 and older that convert home equity into cash without requiring monthly mortgage payments.
Government-backed zero down payment mortgages for eligible rural and suburban homebuyers who meet income limits.
Government-guaranteed mortgages for eligible veterans, active-duty service members, and surviving spouses with zero down payment.