Most lenders in Reno offer 4 to 6 programs. Art offers 30+ through PRMG, one of the top-25 privately held mortgage companies in the country. If there is a path to your goal, Art will find it. Se habla Español.
FHA, VA, and USDA loans are backed by the federal government. That backing is what allows lower down payments, flexible credit requirements, and competitive rates for qualifying buyers.
The nation's most popular first-time buyer program. Government-backed with low down payment requirements and flexible credit guidelines. Art has closed hundreds of FHA loans in Reno and Tahoe.
Zero down payment, no PMI ever, and some of the best rates available. The most powerful home loan benefit earned by those who served. Art knows VA guidelines inside and out.
Zero down payment for eligible rural and suburban areas. Many properties in Northern Nevada and surrounding communities qualify. Art will check your address for USDA eligibility instantly.
Conventional loans offer lower long-term costs, no upfront mortgage insurance, and the most flexibility for well-qualified buyers and investors.
The standard for well-qualified buyers. Lower long-term costs, PMI drops off at 20% equity, and the widest range of property types accepted. Best rates for buyers with strong credit.
For high-value homes above conforming loan limits. Art specializes in jumbo financing for Incline Village, South Lake Tahoe, and luxury Reno properties with competitive rates and flexible terms.
Fannie Mae and Freddie Mac programs allow as little as 3% down on a conventional loan. Lender-paid PMI options eliminate monthly mortgage insurance for qualified buyers.
Art's access to PRMG's full product matrix means programs that most local lenders simply do not offer. If you have been told you cannot qualify, call Art first.
Nevada and federal DPA programs provide grants and forgivable second loans toward your down payment and closing costs. Art knows every active program in Northern Nevada and how to stack them for maximum benefit.
Your tax returns do not reflect your real income? Art qualifies self-employed buyers, business owners, and real estate investors using 12 to 24 months of bank statements, no W-2s, no tax returns required.
Debt Service Coverage Ratio loans qualify based on the property's rental income, not your personal income. Perfect for investors building a Reno or Tahoe rental portfolio with complex tax returns.
Premium DSCR program for experienced investors. Faster closings, larger loan amounts, and competitive pricing for portfolios of single-family rentals and small multifamily properties across Nevada and the Lake Tahoe basin.
Qualify on your liquid assets, not your income. Ideal for retirees, high-net-worth investors, and anyone with substantial savings or investment accounts who does not show traditional income. No tax returns, no W-2s, no employment verification required.
No US credit, no Social Security number, no problem. Art works with international buyers and investors purchasing US rental property in Nevada and the Lake Tahoe area. Qualify on assets or property rental income. Close in your name or your LLC.
Lake Tahoe condotels, high investor-concentration buildings, and unique condo projects that Fannie Mae and Freddie Mac will not finance. Art has access to non-warrantable condo financing other Reno lenders simply cannot offer. Critical for Tahoe and Incline Village buyers.
Short-term financing for investors buying, renovating, and reselling. Includes acquisition plus renovation budget in a single loan. Built for the Reno flip market where speed and clear exit strategy matter. Convert to a DSCR loan if you decide to hold and rent.
Educators, healthcare workers, firefighters, police, and first responders may qualify for special pricing and closing cost credits exclusive to Art's clients. Reno's heroes deserve more.
Paying 10 to 14 percent on a hard money or bridge loan? Art specializes in pulling homeowners and investors out of expensive short-term financing into permanent mortgage solutions. Save thousands per month.
If Art has helped you before, you may qualify for preferred rates not available to the general public. Loyalty works both ways. Art's returning clients get the best pricing he can offer.
| Program | Min Down | Min Credit | PMI | Gov Backed | Best For |
|---|---|---|---|---|---|
| FHA | 3.5% | 580 | Yes (life of loan) | ✓ | First-time buyers, lower credit |
| VA | $0 | 580 | Never | ✓ | Veterans, active military |
| USDA | $0 | 640 | Low fee | ✓ | Rural/suburban eligible areas |
| Conventional | 3% | 620 | Drops at 20% | ✕ | Strong credit, long-term savings |
| Jumbo | 10% | 700 | Varies | ✕ | High-value, Lake Tahoe, luxury |
| Bank Statement | 10% | 660 | Varies | ✕ | Self-employed, business owners |
| DSCR | 20% | 660 | Varies | ✕ | Real estate investors |
| DPA Grant | $0 effective | 580 | Varies | ✓ | Buyers needing down payment help |
Minimum requirements shown are general guidelines. Actual requirements vary by lender, property type, and borrower profile. Contact Art for your specific qualification review.
“I believe a mortgage loan must be a clear and educated decision. Everything on this site is free, in English and Spanish: guides, calculators, programs, and Important Numbers. No closed doors, no signup, no catch.”
FHA is the most popular for first-time buyers because of the low 3.5% down payment and flexible credit requirements. However, if you are a veteran, VA is almost always the better choice. And if your property is in a rural or suburban area, USDA gives you zero down. Art will review all options and tell you which one actually saves you the most money long-term. Learn about first-time buyer programs from HUD.
FHA allows as low as 580 with 3.5% down. Conventional typically starts at 620. VA and USDA are flexible but most lenders want 580 to 620. If your score is lower, Art will give you a specific action plan to get there. He has helped many clients improve their score and come back to close within 3 to 6 months. See the CFPB loan options guide for credit benchmarks.
Yes. VA loans offer zero down for eligible veterans and military. USDA loans offer zero down for eligible rural and suburban properties. Down Payment Assistance programs can also effectively eliminate your out-of-pocket down payment. Art will tell you in one call whether you qualify for any of these options. Verify VA eligibility at VA.gov or USDA at USDA Rural Development.
Absolutely. Art's Bank Statement Loan program qualifies you using 12 to 24 months of deposits, not your tax returns. Self-employed buyers often show lower income on paper due to write-offs. Art has a specific program for exactly this situation and closes these loans regularly.
FHA has lower credit and down payment requirements but carries mortgage insurance for the life of the loan in many cases. Conventional has stricter credit requirements but PMI drops off once you reach 20% equity. For buyers who can qualify for conventional, it is usually the better long-term value. Art will run both scenarios and show you the real numbers. Compare FHA at HUD and Conventional at Fannie Mae.
A standard purchase loan typically closes in 21 to 30 days. FHA, VA, and USDA Streamline refinances can close faster. Art manages the entire process and keeps you informed at every step. You will never wonder where your loan stands when working with Art. See the CFPB homebuying process guide.
One free 10-minute call with Art will tell you exactly which program fits your situation, your budget, and your goals. No pressure. No obligation. Just straight answers.
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