How We Do It

we layer federal programs, seller concessions, and down payment assistance (DPA) to cover every dollar you’d otherwise pay at closing. Below are the three primary “plays” we deploy each tailored to different borrower profiles and eligibility.

FHA + DPA Strategy

How It Works

3.5% FHA Down Payment:

FHA loans require just 3.5% of the purchase price upfront.
6% Seller Concessions:

FHA loans require just 3.5% of the purchase price upfront.
Out-of-Pocket Without DPA:

On average, borrowers pay $6,000–$10,000 at closing without assistance.
Down Payment Assistance:

Local and state DPAs bridge that $6–10 K gap so most clients roll in with $0 out-of-pocket

The “2-Family Play”

Purchase a multi-unit property, live in one unit, rent out the rest and use projected rental income to qualify.

FHA Flexibility:

Insures up to 4-unit properties but Detroit’s viable 4-unit inventory is very limited, so we focus on duplexes.
Fannie Mae Duplex Option:

Allows up to 2 units with just 5% down.
Income Leverage:

Both FHA and Fannie Mae let us include up to 75% of projected rent as qualifying income.

The VA Play

How It Works

100% Financing:

Veterans and eligible service members can finance the full purchase price.
4% Seller Concessions:

Sellers can credit 4% toward closing costs.
Unlimited Seller Contributions:

Any additional out-of-pocket expenses like small debts to qualify can be covered by seller funds.