04/18/2026
Most mortgage content online is either outdated or oversimplified. Here’s what’s actually worth knowing right now.
1. VA Loans — Still the Best Mortgage in America
Zero down. No PMI. Competitive rates. If you’ve served, this program exists as a thank-you. Use it. The only cost: a one-time VA Funding Fee (some veterans are exempt entirely).
2. FHA Loans — The Entry Point for Imperfect Credit
3.5% down with a 580 credit score. More forgiving on debt-to-income than conventional loans. The catch most people miss: mortgage insurance doesn’t automatically go away on post-2013 FHA loans. Plan your refinance into conventional once you’ve built equity.
3. HomeReady & Home Possible — The Underrated Middle Ground
Fannie Mae and Freddie Mac’s 3%-down conventional programs. Lower PMI than standard conventional, cancellable once you hit 20% equity, and they allow non-borrower household income to help you qualify. Often a smarter move than FHA if your credit is solid.
4. Guild’s 1% Down Program — 3% Equity on Day One
You bring 1%. Guild covers 2% as a non-repayable grant — no strings, no repayment. You close with 3% equity already built in. Available for buyers earning up to 80% of area median income, 620+ credit score, DTI up to 50%. PMI applies but is cancellable. This is one of the most powerful tools available for buyers with income but limited savings.
5. Guild’s 10% Down, No MI Investment Property Program
This one surprises people. Most investment property loans require 20–25% down — and layer on mortgage insurance if you go lower. This program lets qualified investors purchase a non-owner-occupied property with 10% down and zero PMI. No MI means your cash flow math actually works from day one. I am currently locking loans on this program. Eligibility depends on credit, reserves, and DTI — reach out to see if you qualify.
The best loan isn’t the one that went viral. It’s the one that fits your actual numbers.
Questions? Let’s talk.
Alisa Glutz | Guild Mortgage NMLS # 204235 |
480-206-6516
For educational purposes only. Not a commitment to lend. Programs subject to change. Eligibility subject to credit approval.