8Twelve Mortgage US
Loan options

Every program,
one honest comparison.

Mortgages aren't one product. There are dozens of programs, each tuned to a different combination of credit, down payment, property, and goals. We map them to your situation in plain English.

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20+
Programs supported
50+
Lender network
1
Broker, one fit
Who it's for

A fit if you're…

  • Comparing programs before you commit to one
  • Hearing conflicting advice from different lenders
  • Self-employed, investor, or non-traditional income
  • Buying a property type a typical retail lender doesn't love

Conventional (Fannie/Freddie)

The default for most buyers. 3–20% down, best long-term economics for solid credit, PMI that drops off.

Government-backed (FHA, VA, USDA)

Lower down payments, more forgiving credit, with program-specific trade-offs. Often the right entry point.

Jumbo

Loans above conforming limits, typically with 10–20% down and stricter reserve requirements.

Non-QM & specialty

Bank-statement, asset-depletion, DSCR, ITIN, and other programs for borrowers and properties that don't fit the QM box.

The four broad categories

Almost every mortgage in the U.S. falls into one of four buckets. Knowing which bucket you should be in narrows the conversation from "hundreds of options" to "three real choices."

  • Conventional conforming — best total economics for qualifying borrowers
  • Government-backed — FHA, VA, USDA; easier qualification with program-specific costs
  • Jumbo — for higher loan amounts above conforming limits
  • Non-QM / specialty — for non-traditional income, investors, and unusual properties

Fixed vs. adjustable, decided properly

Today's typical ARM saves a quarter to a half point over the comparable fixed rate. That's meaningful on a $500k loan — about $80–160/mo — but it only matters if you'll be out of the loan before the first adjustment. Match the loan structure to your actual timeline, not your gut.

Term length matters more than people think

Same rate, different terms: a 15-year loan typically pays less than half the total interest of a 30-year, with a higher monthly payment. A 20- or 25-year term is often a great compromise. We show you side-by-side amortizations so the trade-off is real, not abstract.

Property and use-case programs

Not all properties fit the standard underwrite. Manufactured homes, log homes, condos with unwarrantable HOAs, mixed-use buildings, large acreage, and short-term rental income all benefit from a broker who knows which lenders accept them and which don't.

  • Condos: warrantable vs. non-warrantable affects which programs work
  • Manufactured: must meet HUD code; some lenders won't touch them
  • Multi-unit (2–4): FHA, VA, and conventional all allow owner-occupied multi-unit
  • Investment: DSCR loans qualify on rents, not your personal income

How we match you to the right program

Your soft-pull pre-approval feeds a comparison across every program your file qualifies for. We pull total 5-year cost (rate + fees + MI + opportunity cost on down payment) and present the top two or three side by side. You pick — we don't push you into the highest-commission option.

Things to weigh

  • The lowest sticker rate often comes with the most discount points. Compare APR and total 5-year cost.
  • Special programs (USDA, VA, jumbo) move slower because they're more specialized. Build that into your timeline.
  • Non-QM rates are higher but unlock ownership for income stories the QM box rejects.
  • Your program may change mid-process if appraisal, condo status, or income changes — that's normal, and a broker adapts faster than a single lender.
FAQ

Questions buyers actually ask

Which loan type is best for me?+

There isn't a universally best mortgage — only the one that fits your down payment, credit, timeline, and how long you'll stay in the home. We compare conventional, FHA, VA, USDA, jumbo, and non-QM side by side so the trade-offs are visible before you commit.

Fixed-rate vs. adjustable — how do I choose?+

Choose fixed if you value payment certainty and might stay past the typical 5–7 year ARM intro period. Choose an ARM if today's ARM rate is meaningfully lower than the fixed and you're confident you'll sell, refinance, or pay down within the intro window.

What is a conforming loan?+

A conforming loan meets the loan-size limits and underwriting rules set by Fannie Mae and Freddie Mac. Loans above those limits are 'jumbo' and follow different (usually stricter) guidelines and pricing.

What's a 'non-QM' loan?+

Non-QM (non-Qualified Mortgage) covers programs that don't fit the standard QM box — bank-statement loans for self-employed borrowers, asset-depletion programs, DSCR loans for investors, and others. Rates are higher, but they make ownership possible for income stories that don't fit a W-2.

Are construction loans available?+

Yes — construction-to-permanent loans wrap a construction draw period and the permanent mortgage into one closing. They require a builder, plans, and a lot more documentation than a standard purchase.

Can I finance an investment property?+

Yes, via conventional investment mortgages (20–25% down typically) or DSCR loans that qualify based on the property's rental income rather than your personal income.

See which program fits you.

A 3-minute application. Soft credit pull. A real rate from a broker shopping 50+ lenders for you.

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