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A Family Run Mortgage Firm

What’s the best

OPTION FOR YOU?

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TBDG Programs — Mockup Preview
The Full Menu

Every borrower's story is different. The right mortgage depends on your goals, your timeline, and your life — not on whatever the lender happens to push that month. Below is what we do, and how each program actually works. If you don't see your situation here, ask anyway. We've probably done it.

For Veterans & Active Military

VA Home Loans

$0 down. No PMI. The benefit you earned, fully used.

VA financing is one of our deepest specialties. If you've served, the VA loan is almost always the strongest option on the table — and we'll show you how to use it the right way, including for surviving spouses, reservists, and second-time use.

  • $0 down payment up to county loan limits
  • No monthly mortgage insurance — ever
  • Lower rates than conventional financing
  • Reusable for life, not just your first home
Talk About a VA Loan → Watch Our VA Presentation →
First-Time & Flexible-Credit Buyers

FHA Home Loans

3.5% down. Forgiving credit. Built for getting in the door.

FHA is the most accessible loan in the market — lower credit thresholds, room for past credit events, gift funds welcome. If you've been told "no" elsewhere, ask us.

  • Down payment as low as 3.5%
  • Credit scores starting at 580 (sometimes lower)
  • 100% gift funds allowed for down payment
  • Seller can pay up to 6% of closing costs
Talk About an FHA Loan →
Down Payment Assistance

Stop Saving. Start Owning.

Think you can't afford a home? You probably can.

We're one of California's top DPA lenders for a reason — we know every program, grant, and forgivable second by name. Most clients don't realize they qualify until they sit down with us.

  • Up to 100% financing through stacked programs
  • Grants and forgivable seconds you don't repay
  • Stacks with FHA, VA, and conventional loans
  • Especially strong for Inland Empire & SoCal buyers
See What You Qualify For →
Strong-Credit Buyers

Conventional Loans

As low as 3% down. Drop PMI when you reach 20% equity.

The flexible workhorse — best rates for borrowers with solid credit, with options for primary, second-home, and investment purchases.

  • Down payments from 3% to 20%+
  • Lowest rates for strong credit profiles
  • PMI drops off automatically at 20% equity
  • Works for primary, second home, or rental
Talk About a Conventional Loan →
High-Value Purchases

Jumbo Mortgages

Loans above the conforming limit, without the corporate runaround.

For purchases above county loan limits. We've structured jumbo financing for executives, business owners, and second-home buyers across SoCal.

  • Loan amounts above conforming limits
  • Competitive rates with strong reserves
  • Interest-only and ARM options available
  • Personalized underwriting, not algorithmic
Talk About a Jumbo Loan →
Self-Employed & 1099 Earners

Bank Statement Loans

Qualify on deposits. No tax returns required.

If you're a business owner whose tax returns don't reflect what you actually make, we have the loan. Twelve or twenty-four months of bank statements — that's it.

  • Qualify on 12 or 24 months of bank deposits
  • No tax returns or W-2s required
  • Personal or business accounts accepted
  • Built for the way self-employment really works
Talk About Self-Employed Options →
Real Estate Investors

DSCR & Investor Loans

Qualify on the property's income, not yours.

For investors building a portfolio. We use the property's debt service coverage ratio instead of your personal income — the loan that scales with your strategy.

  • Qualify on rental income, not personal DTI
  • No employment verification required
  • Buy in your LLC or personal name
  • No cap on financed properties
Talk About Investor Financing →
After a Federally Declared Disaster

203(h) Disaster Recovery

Rebuild with $0 down — even if you've lost your home.

A specialty FHA program for victims of federally declared disasters. Built to help families get back on their feet without a financial barrier in the way.

  • $0 down payment for qualified disaster victims
  • Available for 12 months after declaration
  • Use to rebuild, repair, or buy elsewhere
  • Often combined with insurance proceeds
Talk About 203(h) →

Why our menu matters

Most lenders push every borrower toward the same one or two products. We built the firm differently. Robert and Colleen Olivas have spent decades stacking programs, finding angles, and getting deals done that other lenders couldn't.

When we sit with you, the question isn't "which of our two products do you fit into." It's "which combination of programs gets you home for the lowest cost."

Let's Map It Out

Not sure which program fits?
Let's walk through it together.

Schedule a no-pressure conversation. Tell us your situation — credit, savings, timeline, goals — and we'll show you the strongest path forward, in plain English. No sales pitch. Just options.

Schedule a Conversation →
Family Run · Client Driven · This is how lending should be.
Common Questions

Before you reach out

A few of the things people most often want to know before that first conversation.

How long does the mortgage process take?

Most purchase loans close in 30 to 45 days from contract acceptance, and refinances run a similar timeline. But that's just the typical range — we've closed loans in as few as 7 days, 14 days, and our average is well under 30. Here's the important part: how fast we close depends just as much on the seller as on us. Is the home vacant? Is the seller moving out of state? Do they need to find a replacement home first? Those details set the real timeline. We'll guide you through every step so nothing surprises you.

Is there any cost to talk to you or get pre-approved?

No. Initial conversations and pre-approvals are free — there's no cost to explore your options with us. Costs only enter the picture once you're under contract on a home and we order an appraisal, and we'll walk you through every line item before you commit to anything.

Do I need to know which program I want before I reach out?

Not at all. Most clients don't, and that's how it should be. Our job is to listen to your situation — credit, income, savings, goals — and recommend the strongest combination of programs. You bring the dream; we bring the menu.

What credit score do I need to qualify?

It depends on the program. We've helped clients with scores well below 600 and clients with scores well above 800. Don't disqualify yourself before talking to us. If your credit isn't where it needs to be today, we'll often map out a plan to get there in a few months.

How much do I need for a down payment?

Anywhere from $0 to 20%+, depending on the program and your situation. We're a top down payment assistance lender in California, so plenty of buyers who think they can't afford to buy turn out to qualify for far more than they expected. The only way to know what's possible is to have the conversation.

What's the difference between pre-qualification and pre-approval?

Pre-qualification is a conversation — we look at your numbers and give you a ballpark of what's possible. Pre-approval is verified — we pull credit, review your documents, and issue a letter that sellers and agents actually take seriously. We almost always recommend going straight to pre-approval before you start shopping.

Where do you lend?

Our team is based in Rancho Cucamonga, and we serve clients across the Inland Empire, Southern California, and the rest of the state. Whichever state you're planning to buy in, we can help guide you through the process.

What documents will I need to gather?

For a pre-approval, the standard set: recent pay stubs, W-2s or tax returns, bank statements, and ID. Self-employed buyers typically need a bit more — bank statements or two years of returns. We'll send you a clear checklist so you're never wondering what comes next.