Beyond Financing, Inc.
(857) 410-1391

All Our Mortgage Loan Programs

As an independent mortgage broker and correspondent lender (depending on the state), Beyond Financing, Inc. is not limited to one bank's products. We compare more than 100 loan programs and program variations from multiple wholesale lenders and investors, reviewed daily, to match each borrower with an option that fits. Below is an overview by category. Each program has its own eligibility rules, and availability varies by state and lender.

Conventional & agency loans

  • Conventional (Fannie Mae & Freddie Mac) – conforming fixed-rate and adjustable-rate loans for purchase and refinance
  • HomeReady® and Home Possible® – low-down-payment conventional options for eligible lower- and moderate-income buyers
  • HomeOne® – conventional option for first-time buyers with a low down payment
  • RefiNow™ and Refi Possible℠ – agency refinance options for eligible lower-income homeowners
  • High-balance / super conforming – for higher-cost counties above the standard conforming limit
  • Jumbo and prime jumbo – full-documentation and alternative-documentation jumbo loans

Government-backed loans

  • FHA – flexible credit guidelines and a low down payment
  • FHA 203(k) – buy or refinance and renovate with one loan (standard and limited)
  • FHA 203(h) – for eligible victims of presidentially declared disasters
  • FHA Streamline and FHA cash-out – refinance options for FHA borrowers
  • VA, VA IRRRL and VA cash-out – for eligible veterans, service members and surviving spouses
  • VA renovation – purchase-plus-repairs for eligible VA borrowers
  • USDA and USDA renovation – for eligible rural and suburban areas, including no-down-payment options

First-time buyers & down payment help

  • Down payment assistance (DPA) – grants and repayable second loans that can cover down payment and closing costs – see our DPA page
  • FHA 100% combined financing – FHA first mortgage paired with a down payment assistance second, where eligible
  • Zero-down options – VA, USDA and FHA-plus-DPA combinations for eligible buyers
  • Temporary buydowns – 2-1 and similar buydowns that lower the payment in the first years

Self-employed & alternative income (non-QM)

  • Bank statement loans – 12- or 24-month personal or business bank statements – see bank statement loans
  • 1099 income – qualify with 1099 forms instead of tax returns
  • Profit & loss (P&L) only – CPA- or preparer-prepared P&L statements
  • Written VOE (WVOE) – employer-completed verification of employment
  • Asset utilization / asset depletion – qualify using liquid assets and retirement funds
  • Non-QM full documentation – for borrowers just outside agency guidelines
  • Interest-only options – available on select non-QM and jumbo programs
  • Crypto-asset qualification – select lenders recognize documented crypto holdings

ITIN, foreign nationals & non-U.S. citizens

  • ITIN mortgage loans – for taxpayers with an ITIN instead of a Social Security number – see ITIN loans
  • Foreign national loans – for buyers living outside the U.S. – see foreign national mortgages
  • Non-U.S. citizens – permanent and non-permanent residents with valid status
  • Non-traditional credit / no FICO – alternative credit history for borrowers without a U.S. credit score

Real estate investors

  • DSCR loans (1–4 and 5–8 units) – qualify on the property's rental income – see DSCR loans
  • Short-term rental (Airbnb) financing – DSCR options that consider short-term rental income
  • Portfolio / blanket loans – finance several rental properties together
  • Fix & flip and bridge loans – short-term financing for purchase and rehab
  • Ground-up construction and build-to-rent – new construction financing for investors
  • Hard money and transactional funding – short-term business-purpose funding
  • Self-directed IRA loans – non-recourse financing for property held in a self-directed IRA
  • Investment property (conventional) – agency financing for 1–4 unit rentals

Home equity, cash-out & second mortgages

  • HELOC – home equity line of credit, including piggyback and digital HELOC options
  • Closed-end second mortgage – fixed second lien that keeps your current first mortgage in place
  • Cash-out refinance – conventional, FHA, VA and non-QM cash-out options

Renovation & construction

  • Fannie Mae HomeStyle® Renovation – buy or refinance and renovate with one conventional loan
  • Freddie Mac CHOICERenovation® – conventional renovation financing
  • FHA 203(k), VA and USDA renovation – government-backed renovation options
  • New construction – construction-to-permanent and ground-up construction options

Special property types

  • Condominiums, including non-warrantable condos – financing for condos that don't meet agency project rules
  • Manufactured homes – financing for eligible manufactured housing
  • Barndominiums and unique properties – options for non-traditional homes
  • Land and vacant lots – financing for buildable and other vacant land

More specialty programs

  • Medical professional loans – options for physicians and other medical professionals
  • Buy before you sell – use your current home's equity to buy your next home first
  • Reverse mortgages – for homeowners age 62 and older; independent counseling required
  • Disaster recovery financing – programs for homeowners rebuilding after a declared disaster
  • Lease-to-own path – our Earned Equity Program – check with us for state availability
  • Business-purpose and commercial financing – for investors and business owners

Frequently asked questions

How many loan programs does Beyond Financing offer?

Beyond Financing, Inc. (NMLS #2394496) compares more than 100 loan programs and variations from multiple wholesale lenders, including conventional, FHA, VA, USDA, jumbo, down payment assistance, non-QM, ITIN, foreign national, DSCR investor, renovation, HELOC and reverse mortgage options. Availability varies by state and eligibility.

Can I get a mortgage if I am self-employed or have an ITIN?

Often, yes. Non-QM programs such as bank statement, 1099, P&L-only and asset utilization loans, and ITIN loans are designed for borrowers who do not fit traditional documentation. Terms and down payment depend on the lender and your profile.

Do you offer help in Portuguese and Spanish?

Yes. Beyond Financing serves borrowers in English, Portuguese and Spanish.

Not sure which program fits? Call (857) 410-1391, apply online or send us a message. We speak English, Português and Español.

Beyond Financing, Inc. | NMLS #2394496 | 999 Broadway, Suite 500-N, Saugus, MA 01906 | (857) 410-1391. IN CA, CT & MA: Mortgage Broker Only, not a Mortgage Lender or Mortgage Correspondent Lender. In FL, NH, NC, RI, SC & TX: Mortgage Broker and Correspondent Lender. Loans are available fairly and equally regardless of race, color, religion, sex, familial status, national origin, military status, disability, or ancestry. Licensing | NMLS Consumer Access. Equal Housing Opportunity. This is not a commitment to lend. All loans are subject to credit approval, property approval, underwriting guidelines and program availability; terms may change without notice. Not all applicants will qualify. Program availability varies by state. Rates are not advertised on this site.