Learning center

Mortgage answers in plain English.

What each loan type is, who it may fit, what it costs you in tradeoffs, and what to have ready. General education: your actual options depend on the lender and your file.

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Buying a home

Conventional mortgageWhat a conventional mortgage is, how it differs from FHA, VA and USDA loans, and why 20 percent down is not a universal requirement. Low-down-payment conventional loan (Conventional 97)How the low-down-payment conventional option often called Conventional 97 works, how it differs from HomeReady, and what cash is still due at closing. HomeReadyHomeReady is Fannie Mae's conventional program for qualifying lower-income buyers. Learn how income limits, education and down payment rules work. Home PossibleHome Possible is Freddie Mac's affordable conventional mortgage. See how income limits, a small down payment and mortgage insurance work. FHA mortgageHow an FHA mortgage works for a primary home, what FHA mortgage insurance costs, and why it is not only for first-time buyers. VA mortgageHow VA-backed home loans work for service members, Veterans and some surviving spouses, including the COE, funding fee and reusing your benefit. USDA-backed home loanHow a USDA-backed home loan can offer financing with no required down payment in eligible rural areas, and how location and household income are checked. Jumbo mortgageWhat makes a mortgage jumbo, how county loan limits decide it, and what lenders usually review for larger loans, including for self-employed buyers. Fixed-rate mortgageHow a fixed-rate mortgage keeps principal and interest steady, why your total payment can still change, and how loan term affects cost. Adjustable-rate mortgage (ARM)How an adjustable-rate mortgage works after its introductory period, what caps do and don't protect, and why a future refinance isn't certain. One percent down optionWhat a one percent down option is, why it is a lender-specific assistance structure, and why your cash to close may still be higher. Ask Marcus. Down payment assistanceHow down payment assistance works, from grants to forgivable and repayable second liens, and what to ask before you use it. Zero-down routesZero down is an outcome, not a program. Learn how VA, USDA or assistance can remove the down payment and why closing costs may still be due. Earned equity programHow an earned equity arrangement works: live in a home you pick, build an ownership interest through qualifying payments, and take title later. Ask Marcus.

Refinance & equity

Is refinancing worth it for you?Break-even, payment and cash-out estimates with your own numbers. No sign-up needed. Rate-and-term refinanceHow a rate-and-term refinance replaces your mortgage to change the rate or term, and how to tell whether the savings outweigh the costs. Cash-out refinanceHow a cash-out refinance turns home equity into cash by replacing your mortgage, and how it compares with a HELOC or home-equity loan. Home-equity loanHow a home-equity loan gives you a lump sum while keeping your first mortgage, and how it differs from a HELOC or a cash-out refinance. HELOC (home equity line of credit)How a HELOC works: draw what you need up to a limit, pay interest on what you use, and plan for payments that can rise when repayment starts.

Reverse mortgages

Reverse MortgagesA separate product for homeowners generally 62 or older. HECM, HECM for Purchase and private reverse options. HECM reverse mortgageHow a HECM reverse mortgage works for homeowners generally age 62 or older, what obligations continue, and what affects your proceeds. HECM for PurchaseHow HECM for Purchase lets eligible older buyers use a reverse mortgage to buy a home, and why your own funds are still part of the deal. Proprietary and jumbo reverse mortgageHow private proprietary and jumbo reverse mortgages differ from HECM, what varies by provider, and why a side-by-side comparison matters.

Investment property

Conventional investment property mortgageHow conventional financing works for one- to four-unit rental properties, how rental income is counted, and when a duplex may not be an investment loan. DSCR rental loanHow a DSCR loan qualifies a rental property mainly on its rent versus its payment, what a ratio of 1.00 means, and what it still doesn't tell you. Short-term rental financingHow financing works for vacation and other short-term rentals, how income is reviewed, and what to check besides the loan, like local permits. Fix-and-flip financingHow short-term fix-and-flip loans fund a purchase and renovation for resale, how rehab draws work, and what happens if the sale takes longer. Bridge financingA bridge loan is short-term funding until a planned sale, refinance, or stabilization. Learn why the exit plan matters most and what to ask first. Hard-money and private-money financingHard money and private money usually mean property-focused, short-term investor loans. Learn why the full terms, not the label, set the real cost. Portfolio or blanket financingA blanket loan can cover several properties under one loan. Learn how release terms and cross-collateral work, and how it differs from a portfolio loan. Business-purpose residential financingBusiness-purpose describes how a loan is used, often for residential investment property. Learn why actual occupancy decides the right program, not an LLC. HomeStyle renovation for investment propertyFannie Mae's HomeStyle Renovation can cover eligible repairs on some investment properties. Learn the limits and how it differs from a flip loan. DSCR rehab financingDSCR rehab can mean bridge-to-rental, a rehab loan with a later DSCR refinance, or a combined product. Learn the differences and ask Marcus about options. Interest-only featureAn interest-only period lowers early payments but does not reduce what you owe. Learn how later payments can rise and what to check before choosing it.

Build & renovate

One-time-close construction loanA one-time-close construction loan combines building and permanent financing in a single closing. Learn what conditions still apply and what to prepare. Two-time-close construction loanWith a two-time-close construction loan, you close a building loan first and a separate mortgage later. Learn the flexibility and risks of two closings. Conventional construction loanConventional construction financing ties a home build to a conventional mortgage, with one or two closings. Learn what lenders review and what to ask. FHA construction loanAn FHA construction-to-permanent loan can finance a new home you will live in, through a participating lender. Learn how it differs from FHA 203(k). VA construction loanVA rules allow construction-to-permanent financing for eligible veterans, but few lenders offer it. Learn what still applies and what to have ready. Construction takeout financingA takeout loan is the long-term mortgage that replaces a construction loan once the project is done. Learn the timing risk and what must be ready. FHA 203(k) LimitedFHA 203(k) Limited combines a home purchase or refinance with smaller, mostly nonstructural repairs. Learn what it covers and what to check first. FHA 203(k) StandardFHA 203(k) Standard finances larger repairs, including structural work, with an FHA-approved consultant. Learn how the process works and what to prepare. HomeStyle RenovationHomeStyle Renovation combines a purchase or refinance with eligible improvements in one conventional loan. See what it covers vs. 203(k). VA renovation loanVA allows financing for qualifying repairs and alterations in some purchase or existing-home cases. Learn what limits apply and how lenders differ.

Self-employed & other income

Bank-statement mortgageA bank-statement mortgage lets some self-employed borrowers qualify using bank statements instead of tax returns. Learn how deposits are reviewed. Profit-and-loss (P&L) mortgageA P&L mortgage lets some lenders review business earnings through a profit-and-loss statement instead of tax returns. Learn what lenders typically verify. 1099-income mortgageSome lenders let independent contractors qualify using 1099 earnings instead of tax returns. Learn what they may require and how it compares. Asset-depletion or asset-qualifier mortgageAsset-depletion and asset-qualifier mortgages use eligible verified assets to support qualifying. Learn which assets may count and how lenders differ. Medical-professional mortgageSome lenders offer mortgages for physicians, dentists, residents, and other eligible professions. Learn how they vary and ask Marcus about current options. ITIN mortgageWhat an ITIN mortgage is, why lender rules differ, and what to have ready before you talk with Marcus, in English or Spanish. Mortgage with tip incomeHow tip income can count toward a mortgage when it is reported and documented, and why standard loans are often worth checking first. Foreign-national mortgageHow foreign-national mortgages for U.S. investment property work, what rules vary by lender, and what to share with Marcus first. Non-QM mortgageWhat non-QM loans are, why they still verify your ability to repay, and why standard loans are worth comparing before you choose one.

Commercial

Small-balance commercial loanWhat small-balance commercial financing is, what property types it can cover, and the property details to bring to a first conversation. Larger commercial loanHow larger commercial loans work, why capital sources differ, and what to compare besides the interest rate before you commit to a deal. Owner-occupied commercial loanHow owner-occupied commercial financing works for a building your business uses, and how conventional and SBA options can differ. Investor commercial loanHow commercial loans for rental and investment property are reviewed, including cash flow, tenants and how partly vacant buildings fit. Commercial bridge loanHow commercial bridge loans fund a property in transition, why they are short term, and what to plan for the exit before you sign. SBA 7(a) loanHow SBA 7(a) loans work through participating lenders, what operating businesses can use them for, and what to know before you apply. SBA 504 loanHow the SBA 504 program funds major fixed assets like owner-user real estate and equipment, and why each part of the package matters. Commercial purchase loanHow financing a commercial property purchase works, why the property's use drives the options, and what can slow your closing down. Commercial rate-and-term refinanceHow a commercial rate-and-term refinance replaces existing debt, and how to check for balloon payments and payoff costs before you act. Commercial cash-out refinanceHow a commercial cash-out refinance works, why value alone doesn't set the cash amount, and what a fair side-by-side comparison shows. Commercial portfolio refinanceHow refinancing several commercial properties together works, from separate loans to blanket loans, and what to check before you sign. Commercial construction-to-permanent loanHow commercial construction-to-permanent financing links build-phase funding to a long-term loan, and what happens if tenants arrive late.

Land

Improved lot loanWhat counts as an improved lot, why lenders define it differently, and when combining the lot with a construction loan may make sense. Unimproved land loanHow unimproved land loans differ from home mortgages, what site costs to investigate, and why not being sure of your plans yet is fine. Raw land and acreage loanHow raw land and acreage loans work for recreational, farm or future-home use, and why rights and access need checking before you buy.

Common questions

Short answers to the questions people ask most, grouped by topic.

Choosing a loan and understanding costsStart here if you are comparing loans and want to understand what each cost means. Refinance questionsUse these answers to decide whether refinancing makes sense for you. Equity, payments and mortgage insuranceAnswers for homeowners thinking about their equity, their payment or their mortgage insurance. Documents and the applicationWhat to expect when you get ready to apply and after you contact Marcus. Investors, construction and commercial projectsAnswers for rental investors, builders, renovators and commercial borrowers. Reverse mortgages and family planningAnswers for homeowners and families weighing a reverse mortgage. Earned equity, explainedA path toward owning a home when a traditional mortgage doesn't fit yet.

Last reviewed: October 18, 2026 · General education, not a loan offer or approval. Availability and terms depend on the lender, the property and your file.

Who you'll work with

You work with me, start to finish.

Marcus Wright · Loan Officer, NMLS #2789841

Originates through Q Mortgage LLC, NMLS #2567464. Licensed in Texas.

Check my license on NMLS Consumer Access

I aim to get back to you within a few working hours, often sooner.

Se habla español. Every page and form here works in Spanish.

How it works

1. Tell me your goalCall, book a time or send a note. No SSN and no credit check to start a conversation.
2. I compare your optionsI look at your income, property and plans, and explain the costs and tradeoffs of each route in plain language.
3. Apply when you're readyYou apply through a secure application. The lender's underwriting makes the final decision, and I keep you updated until closing.

Contact

Let's talk about your loan.

Call, book a time, or send a quick note. Whatever's easiest.

(682) 403-3406Tap to call Pick a timeBook a call on my calendar Weekend timeSat–Sun, 11 a.m.–7 p.m. Central. I confirm it personally. marcus@qmortgage.aiEmail me anytime

Hours Weekdays 8 a.m.–8 p.m. Central. Weekends 11 a.m.–7 p.m. Central by appointment.