Please take a look at the Residential and Commercial loans that we offer here at Wolf Mortgage. For any questions, please contact us!

Residential Loans

Conventional Loan

A conventional loan is a mortgage not backed by the government (unlike FHA, VA, or USDA loans), offering 3% to 20%+ down payment options, and is typically available from private lenders for borrowers with credit scores of 620 or higher. These loans are commonly used for primary homes, secondary homes, or investment properties, conforming to Fannie Mae/Freddie Mac guidelines or as jumbo loans.

FHA Loan

An FHA loan is a government-backed mortgage insured by the Federal Housing Administration (FHA), designed for low-to-moderate-income borrowers, especially first-time homebuyers. They offer flexible credit requirements and low down payments (as low as 3.5%) but require mandatory 

VA Loan

A VA loan is a mortgage program backed by the U.S. Department of Veterans Affairs (VA) designed to help veterans, active-duty service members, and eligible surviving spouses purchase or refinance homes. Key benefits include no down payment required (in most cases), no private mortgage insurance (PMI), and competitive interest rates, offered through private lenders.

USDA Home Loan

A USDA home loan is a 0% down-payment mortgage backed by the U.S. Department of Agriculture for low-to-moderate-income buyers purchasing homes in designated rural and suburban areas. Designed to boost homeownership, these loans often feature low-interest rates and are available for purchasing, building, or repairing primary residences.

Jumbo Loan

A jumbo loan is a mortgage that exceeds the conforming loan limits set by the Federal Housing Finance Agency (FHFA), making it a non-conforming loan. As of 2026, this typically means loan amounts above $832,750 for a single-family home in most U.S. areas, used to finance high-cost properties. They usually require higher credit scores, larger down payments, and higher income.

Medical Professional Home Loan

Sometimes called Doctor Loans.

The Medical Professional Home Loan Program is designed specifically for qualified healthcare professionals, including physicians, dentists, pharmacists, veterinarians, podiatrists, CRNAs, and medical residents or fellows. The program offers financing up to $2 million with loan-to-value (LTV) ratios as high as 100% and does not require mortgage insurance, helping medical professionals purchase a home with little to no down payment. Eligible borrowers can use future employment contracts or offer letters to qualify, making the program particularly attractive to recent graduates, residents, and professionals transitioning into new positions.

Additional benefits include flexible debt-to-income ratios up to 50%, consideration for borrowers with significant student loan obligations, and the ability to exclude certain deferred or income-based repayment student loan payments for qualifying residents and fellows. The program is available for primary residences only and supports a variety of property types including single-family homes, PUDs, condos, and certain co-ops. Loans are manually underwritten and require full income and asset documentation, but provide a unique financing solution tailored to the financial profile and career trajectory of medical professionals.

Non-QM Loans

Large mortgage loans designed for borrowers who need financing above conventional conforming loan limits but do not meet traditional Qualified Mortgage (QM) guidelines. These loans are designed for borrowers who are financially strong but have non-traditional income situations. Common borrowers include:
  • Self-employed business owners
  • Real estate investors
  • High-net-worth individuals
  • Freelancers or commission-based earners
  • Borrowers with significant assets but complex tax returns

Instead of traditional W-2 income verification, lenders may allow:

  • Bank statement programs
  • Profit-and-loss statements
  • DSCR (Debt Service Coverage Ratio) for investors
  • 1099 income programs

Typical features of a Non-QM jumbo loan:

  • Higher loan amounts
  • More flexible underwriting
  • Alternative income documentation
  • Usually requires:
    • Strong credit
    • Larger down payment
    • Higher cash reserves
  • Interest rates are often slightly higher than standard jumbo loans because of increased lender risk

Bank Statement Loans

Mortgage programs designed primarily for self-employed borrowers, business owners, freelancers, and independent contractors who may not qualify using traditional tax return income documentation. Instead of using W-2s or tax returns, lenders review personal or business bank statements to determine income and cash flow. Typically, lenders analyze:
  • 12 to 24 months of bank statements
  • Monthly deposits
  • Business revenue consistency
  • Cash flow trends

These loans are commonly used by:

  • Self-employed professionals
  • Entrepreneurs
  • Real estate agents
  • Consultants
  • Gig economy workers
  • Commission-based earners

Common features:

  • No tax returns may be required
  • Flexible income documentation
  • Available for:
    • Primary residences
    • Second homes
    • Investment properties
  • Usually requires:
    • Good credit
    • Larger down payments
    • Cash reserves
  • Interest rates may be slightly higher than conventional loans

40 year Interest Only Loans

Depends on certain lenders and their guidelines to determine eligibility.

Asset-Based Loans

Financing programs that allow borrowers to qualify using their liquid assets instead of traditional employment or income documentation. These loans are commonly used by individuals who have substantial wealth but may not receive consistent W-2 income. Eligible assets may include:
  • Checking and savings accounts
  • Investment portfolios
  • Retirement accounts
  • Trust accounts
  • Money market funds
  • Other verifiable liquid assets

These loans are often used by:

  • Retirees
  • Self-employed borrowers
  • Business owners
  • Investors
  • High-net-worth individuals
  • Clients with irregular or seasonal income

Common features:

  • Alternative income qualification
  • Flexible underwriting
  • May not require employment verification
  • Available for:
    • Primary homes
    • Second homes
    • Investment properties
    • Some commercial transactions
  • Often requires:
    • Strong credit
    • Documented reserves
    • Significant liquid assets

Asset-based loans are especially beneficial for borrowers whose financial strength is reflected more through accumulated assets than through traditional income reporting.

Commercial Loans

SBA Loans

SBA loans offer the small business owner many advantages over traditional commercial loans, including:
  • Adaptable lending standards
  • Flexible use of funds
  • Simplified terms and repayment requirements
  • Loan amounts that enable more businesses to qualify

Types of SBA Loans we offer:
  • SBA 7(a) loans
  • SBA 504 loans
  • SBA Express
  • USDA B&I

Great solutions for: Commercial Real Estate Financing, Business Acquisition Financing, Partner Buyouts, Equipment Purchases, Debt Refinancing, Working Capital, Ground-Up Construction, Major Renovations. Industry Types such as: Automotive Services, Childcare and Preschool, Franchise, Funeral Homes, Homes Services, Medical and Dental, Professional Practice, Acquisition, Self-Storage, Senior Care, Veterinary.

Business Loans

Term Loans – Structured, lump-sum financing to fuel growth and cover expenses, all with a predictable repayment schedule that keeps cash flow steady.

Business Line of Credit – A business line of credit isn’t just for cash flow gaps. It’s a flexible tool for fueling growth and seizing opportunities.

Cash Flow Financing – Get the funding you need with your cash flow, not your assets.

Business Equipment Loan – Specialized financing to upgrade or replace essential equipment, delivered in a lump sum with fixed repayments that safeguard cash flow and keep operations running smoothly.

Hard Money Loans

Types of Hard Money Loans:

  • Renovators-Investors looking to buy, renovate and transition properties quickly.
    • Individual Homes-Fix & Flip / Fix & Hold; Bridge
    • Multifamily Homes-Value-Add Renovation; Bridge
  • Builders-Builders and developers constructing new homes and subdivisions.
    • New Home- Individual Homes (1-4 units); For-Sale Communities; For-Rent Communities
    • Production Builders- Land Development; Construction; Home Builder Facility; Bridge
    • Land Developers- Land FInancing
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