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Portfolio ARMs in Fairfield
Fairfield sits between the Bay Area and Sacramento, drawing buyers who don't fit standard loan boxes. Portfolio ARMs work here because lenders can approve deals without waiting for Fannie Mae's blessing.
These loans shine for self-employed borrowers, rental property investors, and anyone whose income story looks messy on paper. The lender keeps the loan instead of selling it, so they write their own rules.
Most portfolio ARM lenders want 20-25% down and credit scores above 660. You'll prove income through bank statements, asset depletion, or rental income documentation instead of W-2s.
Debt-to-income ratios stretch to 50% at some lenders. Property condition matters less than with agency loans, so you can finance fixers that FHA would reject.
Portfolio ARM lenders split into two camps: regional banks building local loan books and national non-QM shops. Regional banks offer better rates but pickier property requirements.
Rate adjustments typically happen annually after 3, 5, or 7 years fixed. Caps limit how much your payment can jump, usually 2% per adjustment and 5-6% lifetime.
Portfolio ARMs cost 0.5-1.5% more than conventional rates at purchase. That gap closes fast when you're self-employed and the alternative is a hard money bridge loan at 9%.
Lenders care about the full financial picture, not just credit score math. A contractor with $500K in equipment and irregular deposits gets approved where algorithms reject them. The underwriter actually reads your file.
Bank statement loans offer fixed rates but require 24 months of statements. Portfolio ARMs need just 12 months and give you the initial rate discount of an adjustable product.
DSCR loans work purely on rental income without personal qualification. Portfolio ARMs consider all income sources, so you qualify for larger loan amounts if you have side income or assets.
Fairfield's Travis Air Force Base creates transient homeownership. Portfolio ARMs fit military-adjacent buyers with VA funding issues or property investors buying rentals near the base.
Solano County properties appraise conservatively compared to neighboring counties. Lenders adjust their loan-to-value limits here, so expect maximum 75-80% LTV even when the loan program advertises 85%.
Expect rates 0.5-1.5% higher than conventional at purchase. The rate gap matters less if standard loans won't approve your income documentation.
Most lenders require 20-25% down. Investment properties typically need 25-30% regardless of your credit or income strength.
Yes, once your income documentation improves or you build more equity. Many borrowers use portfolio ARMs as 2-3 year bridges to conventional financing.
Often yes. Lenders holding loans long-term care less about cosmetic issues. Foundation and roof need to be solid, but peeling paint won't kill the deal.
Your rate adjusts annually based on an index plus margin. Annual caps limit increases to 2%, with 5-6% lifetime caps preventing runaway payments.
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.