California Mortgage Loans
VA, FHA, DSCR & More

VA Home Loans

Zero down payment. No PMI. No county loan limit for veterans with full entitlement in California. The most powerful loan product available — and you earned it.

VA Streamline Refinance (IRRRL)

Already have a VA loan in California? The IRRRL is the fastest way to lower your rate with minimal paperwork and no appraisal required in most cases.

VA Construction Loans

Building your dream home in California? VA construction loans let eligible veterans build with zero down. One-time close locks your rate from day one.

FHA Loans

3.5% down payment with flexible credit requirements. FHA loan limits reach $1,249,125 in California’s high-cost counties — opening doors conventional financing may not.

Conventional Loans

Fannie Mae and Freddie Mac financing up to $1,249,125 in California’s high-cost counties. Strong credit borrowers often find the best overall rates here.

First-Time Homebuyer

CalHFA programs, down payment assistance, and educational first approach. California offers unique programs to help first-time buyers clear the down payment hurdle.

Construction Loans

One-time close construction loans that roll into permanent financing — locking your rate from day one. Ideal for California’s high construction cost environment.

Cash-Out Refinance

California homeowners have built significant equity. Access it for renovations, investments, or debt consolidation. Conventional up to 80% LTV; DSCR options for investors.

DSCR Investor Loans

Qualify on rental income — no personal tax returns required. Available in LLC. California’s best markets for cash flow: Fresno, Bakersfield, Sacramento, Riverside.

Home Equity / HELOC

Tap your California home’s equity for renovations, investments, or major expenses. HELOCs offer flexible, revolving access to your equity without refinancing your first mortgage.

For California Veterans

The Full Story on California VA Loans

California has the largest veteran population in the United States — over 1.5 million former service members who earned VA loan benefits that most lenders don’t fully leverage. As a veteran-owned broker, we built our practice around one idea: your benefits should work as hard as you did.

• ✓ No down payment for veterans with full entitlement — regardless of home price in any California county
• ✓ No private mortgage insurance (PMI) — saving California veterans hundreds per month vs. conventional loans
• ✓ Competitive interest rates typically below conventional market rates
• ✓ Flexible credit standards — service history matters as much as your credit score
• ✓ VA Streamline Refinance (IRRRL) available to lower your rate if you already have a CA VA loan
• ✓ Major CA bases served: Naval Base San Diego, Camp Pendleton, Edwards AFB, Travis AFB, Vandenberg SFB, and more

No Upfront Credit Check

We evaluate your strategy and structure first. You’ll understand exactly where you stand before we ever pull your credit.

Shop Multiple Lenders

Multiple lenders compete for your business, which means better rates and terms in California’s competitive market — not a single bank’s pricing.

Veteran-Owned & Operated

Army veteran-led business built on integrity, precision, and genuine commitment to the people we serve — especially fellow veterans.

Educational First Approach

Video calls, transparent explanations, no pressure. We set you up for long-term financial success — not just one transaction.

Dedicated Processor

Same team throughout your entire California loan process. No getting shuffled between strangers at critical moments.

Lender for Life

Annual real estate reviews to track your equity, optimize your rate, and identify opportunities as California’s market evolves.

Strategy Call

We discuss your California home goals, timeline, and financial situation — with no credit pull and no commitment.

Loan Structure Review

We identify the best loan type for your California market and price range — VA, FHA, conventional, DSCR, or construction.

Lender Shopping

We shop multiple lenders who compete for your business — presenting you with the best rate and terms available in today’s market.

Pre-Approval

Formal pre-approval with a credit pull — giving you and your California real estate agent confidence to make strong offers.

Processing & Underwriting

Your dedicated processor guides your file through underwriting. Same people, transparent updates, no surprises.

Closing & Beyond

Keys in hand — and we stay in touch. Annual real estate reviews to optimize your California equity and financial position.

Can I use a VA loan anywhere in California, including expensive markets like San Jose or Los Angeles?

Yes. Veterans with full entitlement have no loan limit, meaning you can purchase any price home in any California county — including Santa Clara and Los Angeles — with zero down payment. If you have remaining entitlement from a prior VA loan, limits may apply. We’ll review your Certificate of Eligibility and map out your exact buying power.

What is the 2026 conforming loan limit in California?

The 2026 baseline conforming limit is $832,750. In California’s high-cost counties — including Los Angeles, San Francisco, Santa Clara, Marin, and Orange County — the limit rises to $1,249,125. Loans above those amounts require jumbo financing with different underwriting standards. We work with both conforming and jumbo lenders.

What is a DSCR loan and how does it work for California investment properties?

A DSCR (Debt Service Coverage Ratio) loan qualifies you based on the rental income the property generates — not your personal income or tax returns. If the property’s projected rent covers its mortgage payment at roughly 1.0x–1.25x ratio, you can qualify. This is especially valuable for California investors whose income doesn’t fit traditional underwriting. Available for purchase, refinance, and cash-out.

What California first-time homebuyer programs are available?

California offers several state-backed programs including the CalHFA MyHome Assistance Program (deferred-payment junior loan), the CalHFA Zero Interest Program (ZIP), and the California Dream For All Shared Appreciation Loan. FHA loans with 3.5% down paired with these programs can dramatically reduce upfront costs. Eligibility and funding availability vary — contact us to find the best combination for your situation.

Which California markets are best for DSCR investor loans?

Fresno and Bakersfield offer the highest cap rates in the state with lower entry costs and strong rental demand. Sacramento and Riverside provide solid cash flow with appreciation upside. San Diego and Los Angeles are better suited to appreciation-driven strategies. We advise across all 8 major markets and all 58 counties.

Do you require an upfront credit check to get started?

No — and that’s intentional. We begin with a strategy and structure conversation. Once we understand your goals, timeline, and financial situation, you’ll know exactly where you stand. We pull credit only when it’s time to formally apply and you’ve made a clear decision to move forward.

Can I do a cash-out refinance on a California investment property?

Yes. Cash-out refinancing is available on both primary residences and investment properties in California. Conventional cash-out typically allows up to 80% LTV on primary residences and up to 75% LTV on investment properties. DSCR cash-out options are available for investors who prefer qualifying on rental income rather than personal income. We’ll identify which approach gives you the most equity access.

What types of construction loans are available in California?

We offer one-time close construction loans that roll into permanent financing and lock your rate from day one — essential in California’s high-cost building environment. VA construction loans are available for eligible veterans building a primary residence with zero down. FHA and conventional construction-to-permanent options are also available depending on your situation and location.

About the Author

Adam Bartling

Army Veteran • Mortgage Loan Officer • NMLS #2213358

As a retired Army Captain and veteran-owned mortgage broker, I help California homebuyers, veterans, and real estate investors navigate one of the nation’s most complex mortgage markets. My team shops multiple lenders to find the best rate for your specific situation — we work for you, not a bank. No upfront credit check, no pressure, and the same dedicated team from start to close.

Residential loans $85K–$5M • Commercial loans $1M–$10M • Serving Texas & 30+ States • Movement Mortgage NMLS# 39179