Find the loan that fits
your situation.
Not every buyer’s path looks the same. Whether you’re buying your first home, using a VA benefit, or refinancing — Kiley will help you figure out the right fit. No jargon. No pressure.
Government-backed loans designed to make homeownership accessible — especially for first-time buyers or those rebuilding credit.
- Down payments as low as 3.5%
- Credit scores as low as 580
- Seller can contribute to closing costs
- Available for 1–4 unit properties
FHA Loans
FHA loans are backed by the Federal Housing Administration and are one of the most popular paths to homeownership in Northwest Arkansas — especially for first-time buyers. With lower down payment requirements and more flexible credit standards than conventional loans, they open doors for buyers who might not qualify elsewhere.
Kiley works with FHA loans regularly and knows exactly what it takes to get buyers qualified and closed quickly in the Rogers and Bentonville market. (📖 Also: FHA vs. Conventional — which is right for you?)
- Steady employment history (typically 2 years)
- Debt-to-income ratio generally under 43%
- Property must meet FHA condition standards
- Must be a primary residence (not investment or vacation)
- No recent bankruptcies or foreclosures (waiting periods apply)
📖 Related: FHA vs. Conventional Loan — Which Is Right for You?
The most common mortgage type — not government-backed, but flexible and widely available for buyers with solid credit and income.
- Down payments as low as 3%
- No PMI once you reach 20% equity
- Can be used for primary, second, or investment
- Flexible loan term options
Conventional Loans
Conventional loans are the workhorse of the mortgage world — and for good reason. They offer competitive rates for buyers with solid credit, flexible down payment options, and the ability to cancel mortgage insurance once you build equity. In a market like Bentonville and Rogers, where buyers are often competing for homes, being pre-approved for a conventional loan carries real weight.
If your credit score is 620 or above and you have a consistent income history, conventional is usually worth exploring first.
- Credit score of 620 or higher (740+ for best rates)
- 2-year employment history with stable or increasing income
- Debt-to-income ratio generally under 45%
- Can be used for primary residence, second home, or investment property
- Higher loan amounts available (conforming vs. jumbo)
A benefit earned through military service — and one of the most powerful mortgage programs available anywhere.
- Zero down payment required
- No private mortgage insurance (ever)
- Competitive rates, often below market
- Flexible credit requirements
VA Loans
If you’ve served in the U.S. military, you’ve earned one of the best mortgage benefits available — and Kiley takes that seriously. VA loans offer zero down payment, no monthly mortgage insurance, and highly competitive rates. For eligible buyers in Rogers and Bentonville, this benefit can mean significant savings over the life of a loan.
Kiley knows VA loans inside and out. She’ll help you understand your full benefit, walk you through the Certificate of Eligibility, and make sure your service is honored — not just processed.
- Active duty service members (90+ days of continuous service)
- Veterans who served 90+ days during wartime or 181+ days during peacetime
- National Guard / Reserve members with 6+ years of service
- Surviving spouses of veterans who died in service or from service-connected disability
- Must obtain a Certificate of Eligibility (COE) — Kiley can help with this
The best-kept secret in Arkansas homebuying — zero down payment for eligible buyers in qualifying areas.
- Zero down payment required
- Lower mortgage insurance than FHA
- More of NWA qualifies than you’d think
- Competitive government-backed rates
USDA Loans
USDA loans are one of the most underutilized benefits in mortgage lending — and they cover far more of Northwest Arkansas than most buyers realize. Backed by the U.S. Department of Agriculture, these loans offer zero down payment for buyers purchasing in eligible areas, which includes many neighborhoods in and around Rogers, Fayetteville, and Springdale.
If you’ve been told you need a down payment and a USDA loan might be an option, Kiley will run the eligibility check for your specific address.
- Property must be in a USDA-eligible area (many NWA suburbs qualify)
- Must be a primary residence — no investment or vacation properties
- Household income within USDA limits for your area and family size
- U.S. citizenship or eligible non-citizen status
- Upfront guarantee fee (1%) + annual fee (.35%) — lower than FHA MIP
For higher-value homes that exceed conventional loan limits — particularly relevant in Bentonville’s growing luxury market.
- For loans above $806,500
- Requires stronger credit and reserves
- Competitive rates available
- Primary, second home, investment eligible
Jumbo Loans
As Bentonville’s luxury real estate market has grown — driven by Walmart, Tyson, and a wave of tech and professional relocation — so has demand for jumbo financing. A jumbo loan is simply any loan that exceeds the conventional conforming limit ($806,500 in 2025), and they require a lender who understands both the product and the local market.
Kiley works with buyers purchasing in Bentonville’s higher price tiers and will connect you with the right jumbo product for your specific profile.
- More documentation required than conforming loans
- Full income documentation — W-2s, tax returns, bank statements
- Lower DTI ratios required (typically under 43%)
- Appraisal requirements may be more rigorous
- Rates are negotiable — shopping multiple lenders matters more here
Already own a home? Refinancing can lower your rate, shorten your term, or unlock equity for what matters next.
- Rate & term refinancing
- Cash-out refinancing
- FHA Streamline refinancing
- VA IRRRL (Interest Rate Reduction)
Refinancing
Refinancing makes sense when the numbers actually work — and Kiley will tell you honestly whether that’s the case for your situation, even if the answer is “not right now.” There’s no pressure, no sales pitch, just a straightforward look at whether refinancing will put you in a better position.
The most common reasons homeowners in NWA refinance: locking in a lower rate, shortening from a 30-year to a 15-year term, or pulling equity out for a renovation, debt payoff, or major purchase.
- Your current rate vs. today’s market rates
- How long you plan to stay in the home (break-even analysis)
- Closing costs vs. monthly savings
- Whether cash-out would be better used elsewhere
- Whether your equity position opens up better products
Qualify on 12–24 months of bank deposits — no W-2s, no tax returns. Designed for self-employed borrowers whose write-offs reduce taxable income on paper.
- No W-2s or tax returns required
- Personal or business bank statements
- Loan amounts up to $3M+
- Purchase, refinance, or cash-out
If you’re self-employed, a business owner, or a freelancer, your tax returns may significantly understate your actual income. Bank statement loans solve that problem by using 12–24 months of deposits — personal, business, or both — to calculate your qualifying income instead.
This is one of the most powerful tools Kiley uses for clients who are turned down by conventional lenders despite having strong cash flow. If money is consistently coming in, there’s usually a path to qualifying.
- 2+ years self-employed (1 year with prior industry experience considered)
- 12–24 months personal or business bank statements
- Consistent deposit history showing stable income
- Reserves of 3–12 months PITI depending on loan size
- Primary residence, second home, or investment property eligible
Qualify using your 1099 income — no W-2s required. Built for independent contractors, real estate agents, consultants, and gig workers with consistent freelance income.
- 1–2 years of 1099s accepted
- No employer verification needed
- Works alongside other self-employed income
- Purchase or refinance
More and more buyers earn their income as independent contractors, real estate agents, consultants, or gig-economy workers. The 1099 loan program is built specifically for them — using 1099 income in place of traditional W-2 employment verification.
Rather than requiring pay stubs or employer letters, Kiley works with lenders who use your 1099 earnings history to calculate qualifying income. If you’ve been working in the same field and your income is consistent, this program opens doors that conventional underwriting closes.
- 1–2 years of 1099 income in the same or related field
- Consistent or increasing income trend year-over-year
- Business license or client contracts may be requested
- DTI (debt-to-income) generally under 45–50%
- Primary residence, second home, or investment property eligible
Non-Qualified Mortgages are designed for borrowers who fall outside standard guidelines — recent credit events, high DTI, unique property types, or income that doesn’t fit neatly into a W-2 box.
- Flexible income documentation
- Higher debt-to-income ratios considered
- Recent credit events (short sale, bankruptcy) OK
- Unique & non-warrantable properties eligible
A Non-QM (Non-Qualified Mortgage) loan doesn’t meet the Consumer Financial Protection Bureau’s standard Qualified Mortgage guidelines — but that doesn’t make it a risky product. It simply means the lender is using a different set of underwriting criteria to evaluate your ability to repay.
Non-QM is often the right fit for borrowers with complex financial profiles: self-employed with high write-offs, recent credit events, high DTI ratios, foreign nationals, or those buying non-warrantable condos or unique properties. If a conventional lender has said no, Non-QM is often the next conversation.
- Self-employed with significant tax write-offs
- Recent short sale, foreclosure, or bankruptcy (< 2–4 years ago)
- High debt-to-income ratio above conventional limits
- Foreign nationals purchasing U.S. property
- Non-warrantable condos, rural properties, or unique home types
Qualify based on a rental property’s income, not your personal income. DSCR loans are built for real estate investors who want to grow their portfolio without W-2 documentation.
- No personal income verification
- Qualify on rental income alone
- Short-term rentals (Airbnb) eligible
- LLCs and entities accepted
A DSCR (Debt Service Coverage Ratio) loan qualifies you based on whether the rental property can cover its own mortgage payment — not on your personal W-2 income, tax returns, or employment history. The formula is simple: if the property’s monthly rent divided by the monthly mortgage payment is 1.0 or higher, you likely qualify.
This makes DSCR loans one of the most powerful tools for real estate investors — particularly those with large portfolios, complex tax situations, or income that doesn’t show up cleanly on paper. Whether you’re purchasing your first investment property or your fifteenth, Kiley works with DSCR lenders regularly and knows how to structure these deals.
- DSCR of 1.0 or higher (some lenders allow down to 0.75 with larger down payment)
- Signed lease or 12-month rental history for short-term rentals
- Investment property only (not primary residence)
- No limit on the number of financed properties
- Cash-out refinance also available for accessing equity