Loan programs for Michigan buyers and homeowners
Explore mortgage options for buying, refinancing, investing, or accessing home equity. Pick the loan you are actually shopping, then call or start a secure application.
Buy a home
Home Purchase Loans
Whether you are buying a first ranch in Taylor or a move-up home in Brownstown Township, a purchase loan is the structure that gets you from offer to closing. Brad shops multiple investors so the program can fit the house, the timeline, and the monthly payment — subject to underwriting, documentation, and property approval.
Refinance
Mortgage Refinance
A refinance replaces your current loan with a new one — to lower the payment, shorten the term, drop mortgage insurance, or change the structure. Many Downriver homeowners who financed after 2022 are reviewing whether a new loan would improve their current payment, term, or insurance costs. Brad can run that comparison before anyone orders an appraisal.
Cash-out
Cash-Out Refinance
A cash-out refinance replaces your mortgage and lets you take equity in cash — for a kitchen, a roof, consolidating higher-interest debt, or funding another property. For homeowners with built-up equity, a cash-out refinance may be worth comparing with a HELOC or other second-lien option. Brad can show both, not just one product.
FHA
FHA Loans
FHA loans can be a practical path for Downriver buyers: as little as 3.5% down on qualifying purchases, with more flexible credit overlays than some conventional programs. They can also support an FHA streamline refinance when the numbers line up, and they are a common option for some condos and first-time buyers.
VA
VA Loans
VA loans remain one of the strongest purchase and refinance tools available for eligible borrowers: $0 down on many purchases, no monthly PMI, and competitive pricing. Michigan has a large veteran community, including Downriver. Brad can help review COE, residual income, and property rules before you write an offer.
Conventional
Conventional Loans
Conventional loans (Fannie Mae / Freddie Mac) are the default for many Downriver purchases and refinances: as little as 3% down for some eligible first-time buyers, PMI that may drop off with equity, and flexibility on some property types. Brad can price conventional against FHA so you see the actual monthly difference.
Jumbo
Jumbo Loans
When the purchase price sits above the conforming limit — more common in parts of Dearborn, Grosse Ile, and higher-end Wayne County — a jumbo loan may keep the deal together. Brad shops jumbo investors rather than sending you to a single bank’s overlay. Reserves, credit, and appraisal requirements vary.
DSCR
DSCR Investor Loans
DSCR (Debt Service Coverage Ratio) loans qualify the property’s rent against the payment — not your personal DTI the way a conventional loan does. That can help Michigan investors buying or refinancing 1–4 unit rentals in places such as Flat Rock, Taylor, and Detroit. DSCR is not automatically cheaper than a conventional investment loan.
Bank statement
Bank Statement Loans
If you run a business and your tax returns understate the cash that actually supports a mortgage, a 12- or 24-month bank statement program may use deposits instead of last year’s AGI. This is alternative documentation, not stated income. Common for Downriver owners, contractors, and independent professionals.
First-time buyers
First-Time Homebuyer Loans
First-time buyers in Taylor, Woodhaven, and Detroit do not necessarily need a 20% down payment. They need a clear explanation of FHA vs. conventional 3% down, closing-cost help where it actually fits, and a pre-approval a listing agent will respect. Down-payment assistance is not always the cheapest path.
ARM
Adjustable-Rate Mortgages
An ARM starts with a fixed period, then adjusts. It can make sense if you plan to sell, recast, or refinance before the first adjustment — not because a teaser looks cheap on a banner. Brad can show the payment after the cap, not just year one. An ARM is not a promise that rates will cooperate.
2-1 buydown
2-1 Buydown Programs
A 2-1 buydown temporarily reduces the payment in year one and year two, then the note rate takes over. Sellers, builders, or lenders sometimes fund it. It is a cash-to-close and payment-path decision, not free money. Most overlays still qualify you at the full note rate.
HELOC
HELOC Programs
A HELOC or closed-end second can pull equity without replacing a low first-mortgage rate. That is often worth comparing vs. a cash-out refinance if your current first loan is already inexpensive. Availability depends on investor appetite and the property. Many HELOCs are variable-rate.
Reverse
Reverse Mortgage (HECM)
A reverse mortgage, including a Home Equity Conversion Mortgage (HECM), is a specialized option for eligible homeowners. Costs, occupancy requirements, counseling requirements, available equity, and long-term financial goals should all be carefully considered. Brad can discuss whether a reverse, a cash-out, or leaving the current loan in place may be appropriate.
Brad Seid · NMLS #1107384 · West Capital Lending, Inc. · NMLS #1566096
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