The full menu
Eleven programs. One person who knows your file.
The point of a boutique brokerage isn't a bigger menu — it's that the person matching your scenario to it is the same person who answers when you call. Every program below gets shopped across wholesale lenders, not read off one bank’s sheet.
Where I do my best work
The flagship six
Veterans, first-time buyers, the self-employed and investors — the programs San Antonio actually runs on.
VA Loans Zero down, no monthly mortgage insurance — if you served, this is almost always the strongest loan on the board. Read the full guide → Texas Vet Loans (VLB) The Texas Veterans Land Board program most lenders never mention — a second option every Texas veteran should price. Read the full guide → First-Time Buyer & Down Payment Assistance First purchase in San Antonio, with TSAHC and My First Texas Home down payment assistance mapped in plain English. Read the full guide → Bank Statement & Self-Employed Self-employed? Qualify on 12–24 months of real deposits instead of tax returns your write-offs have flattened. Read the full guide → DSCR / Investor Loans Investment property qualifies on its own rent — no W-2s, no tax returns, LLC-friendly. Read the full guide → Asset Depletion Loans Asset-rich, income-light? Your savings and investments become qualifying income. Read the full guide →
Everything else I originate
The rest of the toolbox
Conventional Loans The benchmark: 3% down options, cancellable PMI, and the widest pricing competition in lending. Read the full guide → FHA Loans 3.5% down from a 580 score with gift funds welcome — the most forgiving mainstream mortgage. Read the full guide → Jumbo Loans Above the conforming limit, every investor sets its own terms — which is exactly why jumbo should be shopped. Read the full guide → Non-QM Loans The umbrella for borrowers standard paperwork misreads — bank statement, DSCR, asset depletion, 1099 and ITIN. Read the full guide → Refinance & Texas Cash-Out Rate-and-term, dropping PMI, or a Texas 50(a)(6) cash-out done by the book — with honest breakeven math. Read the full guide →
Not sure which fits? That’s normal — most real scenarios touch two or three of these. Run the two-minute check or just call (210) 907-5520 and describe your situation in your own words.
Eleven programs. One conversation.
Tell me where you’re at and I’ll tell you which of these actually fits — and which lender prices it best.