Straight answers for buyers, veterans, investors and homeowners, from Hyde Funding, a San Diego mortgage lender since 2015 that lends nationwide.
Short answer: Most mortgage questions come down to your goal, income, credit, down payment and the property. Hyde Funding, a San Diego lender founded in 2015, offers VA, DSCR, FHA, conventional, jumbo, refinance, Non-QM, HELOC, reverse mortgage, foreign national, ITIN and 5+ unit loans in all states. Call (858) 775-1005 for answers about your situation.
It depends on your income, monthly debts, down payment, credit and the loan program. Most lenders compare your total monthly debts, including the new house payment with taxes and insurance, to your gross monthly income. The fastest way to get a real number is a pre-approval, which shows the price range and payment you qualify for.
There's no single minimum. The VA sets no minimum credit score, FHA allows 3.5% down with a 580+ score, and conventional, jumbo and Non-QM loans each have their own guidelines. Apply even if your credit isn't perfect. If it needs work, we'll connect you with a credit repair partner and pick back up when you're ready.
It can be less than you think. Eligible veterans can put $0 down with a VA loan, FHA starts at 3.5% down, and some conventional loans allow 3% down for first-time buyers. Jumbo, DSCR and Non-QM loans usually need more. You'll also want funds for closing costs and reserves.
Timing depends on the loan type, appraisal, title and how quickly documents come in. Many purchase and refinance loans close in roughly 30 to 45 days, and simple files can go faster. Sending complete documents early and responding quickly to underwriting questions are the biggest things you control.
You may qualify if you're a veteran, active-duty service member, or National Guard or Reserve member who meets VA service requirements, or a qualifying surviving spouse. Eligibility is shown on your Certificate of Eligibility (COE). Hyde Funding can pull your COE for you during the application.
Refinancing can make sense if it lowers your rate or payment, removes mortgage insurance, shortens your term or lets you take cash out for a goal. Compare your total closing costs to the monthly savings to find your break-even point, and plan to stay in the home past that point.
A pre-qualification is a quick estimate based on information you share. A pre-approval goes further: the lender reviews your credit, income and asset documents, so sellers and agents take it more seriously. If you're shopping for a home, get pre-approved before you make offers.
A DSCR (debt service coverage ratio) loan is an investment-property loan that qualifies mainly on the property's rent compared with its monthly payment, including taxes, insurance and HOA, rather than your personal tax returns. You can close in your name or an LLC, and Hyde Funding offers DSCR loans in all states.
Closing costs typically include lender fees, appraisal, title and escrow, recording fees, and prepaid taxes and insurance. The total varies by price, location and loan type. You'll get an official Loan Estimate with every cost itemized, and some costs can be covered by seller credits or lender credits.
Yes, there are options. Self-employed borrowers can qualify with bank statements, 1099s or assets through Non-QM programs instead of tax returns. Past credit issues don't automatically rule you out either. Apply and we'll review your options, and if needed we'll refer you to a credit repair partner.
Yes. A VA cash-out refinance lets eligible veterans replace their current loan and take cash from their equity, up to 90% of the home's value in many cases and sometimes higher depending on the lender. You can also use it to refinance a non-VA loan into a VA loan.
An IRRRL (Interest Rate Reduction Refinance Loan), or VA streamline, refinances an existing VA loan into a new VA loan, usually to lower the rate or move from an adjustable to a fixed rate. It typically requires less paperwork than a standard refinance.
Veterans with full entitlement have no VA loan limit, so you can borrow above the conforming limit with $0 down as long as you qualify for the payment. Veterans with partial entitlement still in use may have a limit based on the county conforming limit.
Yes. Hyde Funding lends nationwide and DSCR loans are one of our specialties, for single-family rentals, 2-4 units, short-term rentals and more. Tell us the property and its rent, and we'll show you how it qualifies.
Yes. Hyde Funding offers financing for 5+ unit residential properties. These loans qualify mainly on the property's income and expenses, and the down payment, reserves and terms depend on the property and your experience. Call to talk through your deal.
Yes. Foreign national loan programs let non-U.S. residents buy U.S. investment property or a second home without a U.S. credit history or Social Security number in many cases. Expect a larger down payment and documentation of assets and identity.
Yes. ITIN loans let borrowers who file taxes with an Individual Taxpayer Identification Number buy or refinance a home without a Social Security number. You'll typically document income and identity, and terms vary by program.
An FHA loan is a government-insured mortgage with 3.5% down for borrowers with a 580+ score and flexible credit guidelines. FHA loans carry mortgage insurance, and they're popular with first-time buyers and borrowers rebuilding credit.
No. Some conventional loans allow as little as 3% down for first-time buyers. With less than 20% down you'll pay private mortgage insurance (PMI), which you can cancel once you build enough equity. Your credit, down payment and debts all shape the final terms.
A jumbo loan is a mortgage above the conforming loan limit set for your county. The 2026 baseline conforming limit is $832,750, and up to $1,249,125 in high-cost areas such as San Diego. Jumbo loans usually ask for stronger credit, more down payment and reserves.
Start with a pre-approval so you know your price range and payment. Then compare programs like VA, FHA and conventional, look at down payment and closing cost needs, and choose an agent. Hyde Funding walks first-time buyers through each step.
Paying discount points means paying more at closing for a lower rate. It usually makes sense only if you'll keep the loan long enough for the monthly savings to exceed the upfront cost. Ask for side-by-side options with and without points.
A cash-out refinance replaces your current mortgage with a larger one and pays you the difference in cash. Homeowners use it for renovations, debt consolidation or investments. The maximum you can take depends on the program and your home's value.
A HELOC (home equity line of credit) lets you borrow against your equity as needed while keeping your first mortgage. You pay interest only on what you use. A fixed home equity loan is another option if you want one lump sum.
A HELOC lets you keep your current first mortgage and borrow as needed, which can help if your current rate is low. A cash-out refinance replaces your loan with one new payment. The right choice depends on your current rate, how much you need and for how long.
On conventional loans, PMI can usually be canceled once you reach enough equity, and it must end automatically at set points under federal law. FHA mortgage insurance often lasts longer, so some borrowers refinance into a conventional loan to remove it.
A bank statement loan is a Non-QM mortgage for self-employed borrowers that uses 12 or 24 months of bank deposits to figure qualifying income instead of tax returns. It's useful when write-offs lower your taxable income.
Often, yes. Each program has its own waiting period, and some Non-QM programs allow shorter ones. Apply and we'll review where you stand. If your credit needs work, we'll refer you to a trusted credit repair partner and pick back up when you're ready.
A mortgage credit check can cause a small, temporary dip. Credit scoring models generally treat multiple mortgage inquiries within a short shopping window as one inquiry, so comparing lenders over a few weeks has limited impact.
A reverse mortgage lets homeowners 62 and older turn part of their home equity into cash, monthly payments or a line of credit with no monthly mortgage payment required. You keep title and must keep paying property taxes, insurance and upkeep.
A HECM (Home Equity Conversion Mortgage) is the FHA-insured reverse mortgage. It requires HUD-approved counseling before you apply. Hyde Funding offers both HECM and jumbo reverse mortgages, which can work for higher-value homes above the HECM limit.
Yes. HECM for Purchase lets buyers 62+ buy a new primary residence by combining a down payment with reverse mortgage proceeds, so there's no monthly mortgage payment on the new home. Taxes, insurance and upkeep still apply.
Hyde Funding is a mortgage lender founded in 2015 by Steven Hyde (NMLS #391380). The office is on Miramar Road, Suite 250, in San Diego, and the company lends in all states, especially DSCR investor loans. All credit profiles are welcome. If your credit needs work, we’ll refer you to a trusted credit repair partner. Answers on this page are general information, not a loan offer. Call for today’s rates and terms.
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