You’re
closer than
you think.

A lot of “no” answers really mean “not with that loan.” Find the one that sounds like you.

Which one sounds like you?

Real estate agent? One of these is a client you already have. Send me the scenario

Text Brett Find your loan

Brett Hickman, loan officer · NMLS #2010859 · Home First Financial NMLS #2465048

Self-made. Qualify on what you really make.Self-made.The next door can open first. Buy first. Sell after.The next door can open first.The first push. Start lower for up to 3 years.The first push.Principal can wait. Pay just the interest for 10 years.Principal can wait.The rent can qualify. Let the rent do the qualifying.The rent can qualify.The payment retires too. Your next home, no monthly mortgage payment.The payment retires too.

Six situations

One of these
is you.

Or, if you sell homes, one of these is a client you already have. Each one has a loan built for it.

I'm self-employed. Qualify on what you really make.

Self-made. A home loan for the self-employed.

  • Tax returns, 1099s, bank statements, a P&L or savings can show what you make.
  • We pick the one that tells the true story.
  • Primary homes, second homes and rentals.

Sound like you?

Write off everything?
The tax return says one thing. The deposits say another. We can use the deposits.
Paid on 1099?
Contractors, consultants, agents. One or two years of 1099s can qualify.
Buying a rental?
The rent itself can qualify the loan. No personal income paperwork.
Big savings, small paycheck?
Retired, sold a business, or living on what you built. What is saved can count.
“Let's look at what the business actually makes. The deposits, a P&L or your savings can tell the story the tax return can't.”
Text Brett about thisHow self-employed loans work

Also called a non-QM loan. That includes bank statement loans and P&L loans. Asset depletion and DSCR loans too. Non-QM financing. Program terms vary and change. Loans on deposits, a profit and loss or savings can cost more than a loan on tax returns. Subject to qualification. Not a commitment to lend.

I have to sell before I buy. Buy first. Sell after.

The next door
can open first. Buy first. Sell after. Without a home-sale contingency.

  • Make the offer first.
  • Move once.

How it works

The offer
For eligible buyers, make the next offer without a home-sale contingency.
The qualifying
We do not count the current mortgage when you qualify for the next home. You keep paying it until it sells.
The equity
A short-term loan can put your current home's equity toward the next purchase, if needed.
“Let's check whether you can buy before this home sells.”
Text Brett about thisHow buying first works

Also called a bridge loan, or buying without a home-sale contingency. For eligible buyers. Short-term loans have their own fees and terms. Credit scores from 640. Conventional financing, VA case by case, not FHA or USDA. Any refinance requires approval and is not guaranteed. Not a commitment to lend.

The payment scares me. Start lower for up to 3 years.

The first
push. Up to 3 years of lower payments to help you ease into your new mortgage.

  • Year one starts lowest.
  • The payment steps up once a year.
  • The seller, a builder or you can pay for it.

Sound like you?

Nervous about today's rates?
Three years of lower payments. Year four is the full payment. If rates fall before then, you can still refinance.
Payment stopping the offer?
The seller or the builder can pay for the first push. Or split it with you.
Selling, and no offers?
Offer to pay for the buyer's first push instead of cutting the price. We show you both numbers side by side.
“Nobody is waiting for a rate. They are waiting for a payment.”
Text Brett about thisSee the step-down

Also called a temporary rate buydown: 3-2-1, 2-1 or 1-0. You qualify at the full note rate. Buydown funds are paid at closing and limited by loan rules. Three-year version not offered on FHA loans or with the 40-year interest-only loan. Rates change daily. Not a commitment to lend.

I have better uses for my cash. Pay just the interest for 10 years.

Principal
can wait. 40-year fixed. Interest-only for 10 years.

  • One rate, fixed for all 40 years.
  • Pay principal when you choose, and your minimum drops.
  • 15% down. No mortgage insurance.

Sound like you?

Rather keep cash working elsewhere?
Pay principal anytime in the first 10 interest-only years, no penalty. Your minimum drops the next month.
Saving toward 20% down?
As little as 15% down. No mortgage insurance.
Tax returns don't show what you make?
Bank statements or savings can count as income instead.
“Let's keep your cash where it works hardest. We compare the interest-only payment with a 30-year fixed.”
Text Brett about thisCompare the payments

Also called a 40-year fixed interest-only loan (non-QM). Non-QM financing. Interest-only payments do not reduce the balance; delaying principal raises total interest. You qualify on the full payment. Subject to borrower and property qualification. Not a commitment to lend.

I want to buy a rental. Let the rent do the qualifying.

The rent
can qualify. A rental property loan based on the rent, not your income.

  • No tax returns. No pay stubs.
  • No personal income paperwork.
  • The rent covers the payment.

Sound like you?

No income paperwork?
None needed. The rent is the income, from the lease or the appraiser's rent estimate.
Renting it out in season?
That rent counts as income, not just a long lease. Weekly guests, winter guests, festival weekends.
Keeping the old house as a rental?
Rent it out. Its rent can qualify a loan that frees cash for the next down payment. Needs strong credit.
“Let's look at what it rents for. If the rent covers the payment, the property qualifies.”
Text Brett about thisCheck the rent

Also called a DSCR (debt service coverage ratio) loan. Non-QM financing for investment property. A loan on the rent can cost more than a loan on personal income. A prepayment penalty may apply in the first few years. Subject to qualification. Not a commitment to lend.

I'm 62 or older and ready to move. Your next home, no monthly mortgage payment.

The payment
retires too. A home loan for buyers 62 and up. Sell the big house. Buy the next one.

  • No monthly mortgage payment for as long as you live there.
  • Qualify on age and equity, with a light income and credit check.

Sound like you?

Would move, but not with a payment?
The sale pays the down payment. A reverse mortgage pays the rest. No monthly mortgage payment.
Need the sale money to live on?
You keep most of it. Interest adds to the balance, and it is paid from the home, not from you.
Big house, stairs, upkeep?
Sell it. Buy the one-story near the kids or the pool. No mortgage payment. Less upkeep.
“Sell the big house. Part of the money buys the next one. Keep the rest.”
Text Brett about thisHow a move-down works

Also called a HECM for Purchase, a reverse mortgage used to buy. Reverse mortgage financing, age 62 and up for a HECM. Owners must live in the home and keep up taxes, insurance, dues and upkeep, or the loan comes due. Counseling required. Not from HUD or FHA. Not a commitment to lend.

Find your loan

Find your
path.

A few taps. I'll show you the loan that fits and a rough payment at today's rate.

  • No signup, no Social Security number
  • No credit pull
  • About 60 seconds
Brett

What's the plan?

Talk to Brett any time. Nothing here is a commitment to lend.

Today's average rates · 9/29/2026

Today’s
rates.

These are the rates behind every estimate on this site. They change during the day. Ask me for a fresh quote.

15-Year Fixed

6.875%

6.954% APR

30-Year Fixed

7.375%

7.424% APR

30-Year FHA

6.875%

7.509% APR

30-Year VA

6.875%

7.11% APR

Also available · 40-year interest-only

Principal can wait. Interest-only for 10 years, one rate fixed for all 40. A Non-QM option, priced by scenario.

7.5%7.69% APR

Rate assumptions & disclosures

Today's conforming 15 & 30 yr. fixed rates are based on the purchase of a $750,000 single family residence or condo, primary residence, in CA with 25% down payment. Conforming rates assume a credit score of 780 and 0 discount points. Today's 30 yr. FHA and VA fixed rates are based on the purchase of a $750,000 single family residence or condo, primary residence, in CA with minimum down payment of 3.5% for FHA and 0% for VA. FHA/VA rates assume a credit score of 740 and 0 discount points. Rates, terms and fees are based on a variety of assumptions and conditions as of 9/29/2026 and subject to change without notice.

Find your loan at today's rate
Brett Hickman, loan officer at Home First Financial

The person you'll talk to

Hi, I’m Brett.

I'm a loan officer at Home First Financial. I help people buy homes across California and work closely with their real estate agents.

Most people start by asking what they can afford. I'll give you that number, then show you the loan I'd pick if I were in your spot.

I spend a lot of time on the loans other lenders skip: the six above, plus jumbo, VA, FHA and first-time buyer programs.

Text Brett CallMore about Brett
NMLS #2010859 · DRE #01843823
Verify on NMLS Consumer Access

Home First Financial
NMLS #2465048 · DRE #02210955

For real estate agents

Heard this lately? “I'm just going to wait for rates.”

There’s a buyer
like this in your
phone right now.

Tell me about the buyer. I'll run the payment on the house they liked, so you can take it back to them. If someone comes to mind, send me a text.

Text Brett (949) 350-8005

Tap the one that fits. The text is written for you.

Plain English

Worth
knowing.

Questions, answered

Can I use gift funds for my down payment?

Yes. If you're buying a home to live in, a gift from family can cover your whole down payment. You'll need a short gift letter and a record of the money moving over. I'll walk you through that part so it stays simple.

What's the minimum down payment in California?

As little as 3% down on a regular loan if you qualify, and 0% down on some VA and USDA loans. Put less than 20% down and a small mortgage insurance cost gets added to the payment. The calculator already builds that in, so the number you see is the real one.

Do you offer bank-statement (Non-QM) loans?

Yes. If you're self-employed, I have programs that qualify you on your bank deposits instead of your tax returns. That helps when your write-offs make your income look smaller than it really is. Send me a few months of statements and I'll tell you where you stand.

How fast can I get pre-approved?

Often the same day, once I have your basics. A real pre-approval, where I actually check your numbers, makes your offer a lot stronger than a quick guess from a website.

What credit score do I need?

A lot of programs start around 620, and you get the best pricing at 740 and up. Not there yet? Tell me your situation and I'll lay out a short plan to get you qualified.

Do I really need 20% down?

No. The 20% rule is a myth. You can buy with as little as 3% down on a regular loan, and some buyers go in with nothing down on a VA or USDA loan. Putting less than 20% down just adds a small mortgage insurance cost to the payment, and that can drop off later as your equity grows. I’ll show you a few down payment options side by side so you can see the trade-offs.

All questions

Not ready yet?

Leave your email. When rates move enough to matter, Brettwill send you a short note. That's it.

Where we begin

Let’s
talk.

Send it and it lands with me. I write back myself, usually within a day. Start with what you want to buy and when.

Brett Hickman

Home First Financial · NMLS #2010859

Call or text (949) 350-8005

An email or a phone number is enough.

Text Brett about your situation