Do you only offer VA loans?

I am a full service mortgage broker. Although VA is the majority of what I do, I also have other mortgages like FHA, Conventional, USDA and Non QM.

Do you only service the Dayton and Cincinnati markets?

Dayton and Cincinnati are the majority of my business. However, I'm authorized to offer mortgage loans in 40 states. For loans outside of these areas, I can refer them to friends in the business.

Conventional Home Loans in Dayton and Cincinnati, Ohio

Have great credit? A Conventional loan will get you the lowest payment.

Minimum Down Payment: 3-5%, depending on program
Minimum Credit Score: 620
Maximum Loan Amount: $726,200 in Ohio (higher in high cost markets)
Maximum Debt Ratio: 50% (some programs are lower)

Frequently Asked Questions About Conventional Mortgage Loans

What is a Conventional mortgage?

Conventional mortgages, also called conforming mortgages, are any mortgage that qualify for any programs offered by Fannie Mae and Freddie Mac. This includes the standard agency programs, and specialty programs like Home Ready, Home Possible and Homestyle.

What are the credit score requirements for a Conventional loan?

The minimum score for a Conventional mortgage is 620. Most mortgage lenders, including PRMG, pull a tri merge report and use the middle score. This score is a different type of score than the one you will see with Credit Karma and may vary as much as 30 points.

How do Fannie Mae and Freddie Mac view Chapter 7 bankruptcy?

The Chapter 7 bankruptcy needs to be discharged at least 4 years to qualify for Conventional mortgage financing.

Can I get a Conventional loan after a Chapter 13 bankruptcy?

A Chapter 13 bankruptcy needs to be discharged at least 2 years.

Can I get a Conventional loan after a foreclosure?

There is a 7 year waiting period for a foreclosure. This is based on the date that the lender takes possession of your property, not the date of the Sheriff’s Sale. Sometimes, this can be weeks or months after the actual Sheriff’s Sale. Deed in Lieu, where you just deed the property to the mortgage company falls under this same requirement.

What are debt ratio limits on Conventional mortgage loans?

Depending on the program, you can go as high as a 50% debt ratio.

What is the minimum down payment required for a Conventional mortgage loan?

It’s typically 5% but on some programs like Home Ready you can do 3% down

What is mortgage insurance (PMI)?

If you put down less than 20% then you will need to pay for mortgage insurance. This will be included in your monthly payment and you will know what this amount is when you apply. The PMI gets removed when you get to 20% equity in your home.

Are gift funds allowed on Conventional mortgage loans?

Some programs like Home Ready allow gift funds.

Are non occupying co borrowers allowed?

Some programs like Home Ready and Home Possible allow a non occupying co borrower. This can help if the income is too low for the borrower to qualify on their own.

Can I get a Conventional mortgage if I have a lot of student loan debt?

Student loans are one area where Fannie Mae and Freddie Mac differ. If you have student loan debt, a Fannie Mae loan product like Home Ready is the way to go since they will used your income based payment for debt ratio purposes.

Are there income limits when using Conventional mortgage financing?

Depends on the program. If you are using Home Ready or Home Possible, there is an income limit, which is $65,700 in most areas near Dayton and $78,300 in most parts of Cincinnati. Note, some areas are considered low income and are exempt from this limit. Click here to check the Home Ready map for more info

What is automated underwriting (AUS)?

Fannie Mae uses Desktop Underwriter (DU) and Freddie Mac uses a program called Loan Prospector Advisor (LPA). These programs take into account the credit score, the debt ratio and savings (called reserves in the lending industry) to make a yes or no credit decision. In some cases, manual underwriting can be utilized when special circumstances exist that DU or LPA did not pick up the full borrower picture.

Is there a limit to how much I can borrow on Conventional mortgage financing?

In the Dayton metro area and most of Ohio, the Conventional maximum loan amount is $453,100. However, you can always put more money down if you are buying a more expensive property and want to use Conventional mortgage financing. We also offer other Jumbo mortgage programs to borrowers that are over the loan limit. Please reach out to discuss your options.

What are lender overlays with Conventional mortgage loans?

Overlays are additional credit requirements over and above what Fannie Mae and Freddie Mac require. We have very few overlays so you can get approved quickly.