Purchase and Refinance Home Loan Programs

At First Choice Lending Services, we believe there’s no such thing as a “one-size-fits-all” mortgage. Every borrower has a different story, and your loan should match where you are—and where you’re headed.

As a Correspondent Lender, we bring something most lenders simply can’t: access. Access to a wide range of investors, more loan programs, better rate options, and the flexibility to structure financing around your specific situation—not force you into a box.

Whether you’re buying your first home, upgrading, downsizing, investing, or navigating a more complex financial picture, we have a solution that fits.

Couple in new home

Because at the end of the day, it’s not just about closing a loan—it’s about setting you up to win long-term.

The 4 Most Common Loan Programs

Traditional loan programs are some of the most common financing options available for homebuyers. Typically offered by banks, credit unions, and other private lenders, these loans are not backed by a government agency and often provide flexible terms for borrowers with strong credit and stable income. Understanding how traditional loans work can help you decide whether they’re the right fit for your home financing goals.

Conventional

Ideal for a wide range of borrowers, including first-time buyers, move-up or downsizing buyers, and those purchasing investment or second homes.

FHA

Ideal for homebuyers with less-than-perfect credit, offering more flexible guidelines and easier qualification.

VA

Ideal for Veterans, active-duty service members, National Guard, Reserves, and eligible surviving spouses — offering $0 down payment and borrower-friendly terms.

USDA

Ideal for homebuyers purchasing a property in an eligible rural area. USDA offers lower mortgage insurance and more flexible credit guidelines.

Loan Programs & Mortgage Menu

We offer loan programs for every client and situation, including traditional and non-QM financing, and fund loans with our own money to provide more flexibility, speed, and certainty at closing.

Traditional Programs

  • Conventional
  • FHA
  • VA
  • USDA
  • Jumbo
  • Temporary Rate Buydowns
    • 3-2-1 Buydown
    • 2-1 Buydown
    • 1-1 Buydown
    • 1-0 Buydown
  • Rehab/Renovation
  • New Construction (One-Time Close)
  • Manufactured Homes
  • Reverse Mortgages

Non-QM Programs

  • DSCR
  • Bank Statement
  • Fix and Flip
  • New Construction
  • Rehab/Renovation
  • Land/Vacant Lot
  • Manufactured Homes
  • 1099
  • Multifamily (5-8, 9-20, 20-200+)
  • Mixed-Use
  • Bridge
  • HELOC/HELOAN
  • ITIN (Individual Tax Number)
  • P&L
  • CPA Doc
  • Portfolio Loan
  • Alternate Doc 1-yr or 2yr

Additional benefits of working with First Choice Lending Services:

  • Funding with our own money

  • Close underwriting relationships to provide condition solutions

  • Appraisal Escrow Accounts

  • Available more than your average lender

  • Constant communication with no surprises

  • Fast pre-approval letters (available when you need it)

  • Licensed in Tennessee, Kentucky and Georgia

Ready to speak to a loan officer?

Complete the form below and an experienced, licensed Loan Officer will contact you as soon as possible.