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Loan Programs

find your fit

Find the Mortgage That Fits Your Life

Whether you're buying your first home, building from the ground up, or planning for retirement, Oceans Lending has a loan program designed for your unique situation. Our licensed officers help you understand every option, every number, and every step.

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Conventional Loans

Program 01
  • Flexible terms with competitive fixed or adjustable rates
  • 620+ credit score, 3–20% down payment
  • Fannie Mae & Freddie Mac backed
Best For

Buyers with solid credit and a down payment ready

FHA Loans

Program 02
  • Government-backed, as little as 3.5% down
  • Flexible credit, allows for less than perfect credit
  • 203(k) program for fixer-uppers; seller contributions & gifts allowed
Best For

First-time buyers, lower credit scores, limited savings

VA Loans

Program 03
  • Zero down up to conforming limits, no PMI
  • Capped closing costs; IRRRL streamline refi in 7–10 days
  • No limit on usage; disability waiver for VA funding fee
Best For

Veterans, active military, and surviving spouses

USDA Loans

Program 04
  • 100% financing in eligible rural & suburban areas
  • Competitive 30-yr fixed rates; flexible credit guidelines
  • No maximum purchase price; applies to homes, condos, townhouses & farms
Best For

Buyers in eligible rural areas with moderate income

Jumbo Loans

Program 05
  • Loan amounts exceeding conforming limits ($726,200+)
  • Custom underwriting for high-net-worth borrowers
  • Competitive rates tailored to luxury property purchases
Best For

Luxury properties and high-value home purchases

Reverse Mortgage

Program 06
  • For homeowners 62+, convert equity to cash with no monthly payments
  • Three types: single-purpose, HECM (FHA-backed), proprietary
  • Loan repaid when home is sold, vacated, or upon passing
Best For

Seniors with significant home equity

Renovation Loans

Program 07
  • HUD Section 203(k): purchase + renovation in one loan
  • Also Fannie Mae HomePath Renovation program
  • Finance fixer-uppers, add decks, windows & structural repairs
Best For

Fixer-upper buyers & homeowners wanting to renovate

Construction-to-Perm

Program 08
  • Finance construction then convert to permanent mortgage, all in one
  • Owner-occupied or second home; single-family detached
  • Licensed general contractor required
Best For

Custom new home builds

30-Year Fixed-Rate

Program 09
  • Predictable payments locked for the full life of the loan
  • Rate stays fixed regardless of market fluctuations
  • Most popular mortgage program in America
Best For

Long-term homeowners who value stability & budget predictability

Investor DSCR Loan

Program 10
  • No personal income docs required; approval based on property cash flow (DSCR ratio)
  • Available for LLCs, self-employed investors & foreign nationals
  • Finance single-family, multi-unit & short-term rentals
Best For

Real estate investors scaling rental portfolios without income verification

1099 Income Only Program

Program 11

Designed for self-employed borrowers and independent contractors

  • Qualify using 1099 income instead of tax returns
  • Ideal for contractors, freelancers, gig workers & commission-based professionals
  • No tax return income calculation required
  • Purchase, refinance, and cash-out options available
Best For

Self-employed borrowers & independent contractors who receive 1099s

12-Month Bank Statement Program

Program 12

Built for business owners and self-employed borrowers

  • Qualify using 12 months of personal or business bank statements
  • No tax returns required for income qualification in many cases
  • Great for borrowers who write off expenses but have strong cash flow
  • Flexible income calculation for self-employed entrepreneurs & business owners
  • Available for purchases, refinances, and investment properties
Best For

Business owners & self-employed borrowers with strong cash flow

buyer's checklist

What To Do & Avoid After Applying

Once your mortgage application is in motion, your financial behavior matters. Follow this checklist to protect your approval and keep your closing on track.

Talk to a Loan Officer

Do These Things

  • Continue paying all bills and existing loans on time
  • Keep employment and income stable and notify us of any changes
  • Keep bank accounts active and document any large deposits
  • Respond promptly to all document requests from your loan officer
  • Consult your loan officer before making any major financial decisions

Don't Do These Things

  • Make large purchases on credit like cars, furniture, or appliances
  • Open new credit cards or close existing accounts
  • Change or quit your job without informing your loan officer
  • Move large sums between accounts without proper documentation
  • Co-sign any loan for another person during the mortgage process

get started

Ready to Find Your Perfect Loan?

Our licensed loan officers are standing by to match you with the right program. No credit impact, no pressure, no hidden fees. Takes just 3 minutes to get started.

Get Pre-Approved Today
Mortgage Consultation

No Credit Impact

Start the process without any hard inquiry on your credit report.

Licensed in 6 States

Our experts serve clients with personalized guidance.

Bilingual Support

Full service in English and Español with no language barriers.

Zero Hidden Fees

Transparent pricing from application to closing, always.

Available in English & Español — Contact Us Today