You have probably noticed that every mortgage website lists the same loan types. FHA, VA, conventional, jumbo, fixed, adjustable. Those are fine. Anna offers all of them. But listing the same loans as everyone else does not help you if you have a problem that standard loans cannot solve.

Maybe you are self-employed and your tax returns show very little taxable income after legitimate deductions. Maybe you are a physician with four hundred thousand dollars in student loans and every bank says your debt-to-income ratio is too high. Maybe you are a veteran with credit in the four hundreds and three lenders have already said no. Maybe you are a real estate investor who wants to scale your portfolio but your personal tax returns do not reflect your actual cash flow. Maybe you have high income but credit setbacks, and you need a jumbo loan that does not require a seven hundred forty FICO score.

Anna Kleopoulos built her entire career on solving those exact problems. She is backed by Loan Factory and its two hundred plus wholesale lenders, including niche programs that most brokers do not even know exist. The loans below are organized into two groups. First, the loans that make Anna different — the ones she uses when standard options fail. Second, the standard loans that everyone offers, which Anna offers at lower rates and with fewer fees because of Loan Factory's zero markup pricing model.

The Loans That Solve Real Problems

These are the loans that Anna reaches for when a borrower has been told no somewhere else. If any of these situations sound like yours, you are in the right place.

Bank Statement Loans (For the Self-Employed)

If you own a business, your tax returns might show very little taxable income after you deduct legitimate business expenses. That is good for the IRS but terrible for a traditional mortgage, because lenders look at your taxable income and conclude you cannot afford a payment. The reality is different. You have cash flow. You pay your bills. You just do not pay yourself on a W-2.

Bank statement loans ignore your tax returns entirely. Anna qualifies you using twelve to twenty four months of personal or business bank statements, looking at actual deposits rather than taxable income. She averages your monthly deposits, deducts a reasonable expense ratio, and uses that number to qualify you for a mortgage. This is how doctors, contractors, restaurant owners, real estate agents, gig economy workers, and small business owners buy homes when traditional banks say their income does not exist.

Rates on bank statement loans are slightly higher than conventional loans, but they are dramatically lower than hard money or private lending. And for borrowers who have been denied elsewhere, a slightly higher rate on a home you actually qualify for is infinitely better than no home at all.

Physician Loans (100% Financing, No PMI, Student Loans Excluded)

Medical professionals graduate with high salaries and even higher student debt. A typical physician might earn two hundred fifty thousand dollars per year but carry three hundred thousand to five hundred thousand dollars in student loans. Traditional debt-to-income calculations count that student loan payment against you, often making a mortgage impossible or limiting you to a much smaller home than your income would otherwise support.

Physician loans solve this problem. They exclude student loan payments from the debt-to-income calculation entirely. They also offer one hundred percent financing up to two million dollars with no private mortgage insurance. Down payments are often zero percent for loans up to one million dollars, with small down payments required above that threshold. Closing costs can often be rolled into the loan.

Anna has closed physician loans for residents, attending physicians, and dentists across multiple states. She knows which lenders offer the best terms for each specialty and each stage of training. If you are a medical professional who has been told you need twenty percent down, you have been talking to the wrong broker.

 Non-QM Jumbo Loans (For Credit Scores in the 500s)

Jumbo loans — those above the conventional conforming limit of seven hundred sixty six thousand five hundred in most counties — typically require a seven hundred forty credit score and twenty percent down. That works for borrowers with pristine credit and significant savings. It does not work for high income borrowers who have had credit setbacks.

Non-QM jumbo loans are different. They are not backed by Fannie Mae or Freddie Mac, which means lenders can use alternative credit data to approve borrowers. Anna uses non-QM programs that approve borrowers with credit scores in the five hundreds using twelve months of timely rent payments, utility bills, cell phone bills, and even streaming service subscriptions. She can also use asset depletion — drawing on retirement accounts, investment portfolios, or cryptocurrency holdings — to supplement income.

These loans work for borrowers who have high income, significant assets, and a credit score that does not reflect their actual ability to pay. A divorce, a medical event, a business failure, or even identity theft can wreck a credit score for years. Non-QM jumbo loans look past the number to the real person.

VA Loans With Manual Underwriting (For Veterans With Low Credit)

The VA does not have a minimum credit score requirement. The VA guaranty is a benefit that veterans earn through service. But most lenders impose their own minimum credit score — usually six hundred twenty or higher. If your score falls below that threshold, most lenders will reject you without ever looking at the rest of your file.

Anna works with VA lenders that actually follow the VA's rules. These lenders manually underwrite loans for veterans with scores in the four hundreds. They look at residual income — the money left over after paying your major monthly obligations — rather than obsessing over the three digit number. They consider payment history, length of employment, and compensating factors like low debt levels or significant savings.

Anna has closed VA loans for veterans who were told by three different banks to give up. She restructures the file to highlight the veteran's strengths rather than their credit weaknesses. If you are a veteran who has been told no, you should talk to Anna before you assume the VA benefit is out of reach.

 DSCR Loans (For Real Estate Investors)

Debt Service Coverage Ratio loans are designed for real estate investors who want to scale their portfolios without triggering personal income limitations. DSCR loans qualify based on the property's rental income, not your personal income.

Here is how it works. Anna orders an appraisal that includes a comparable rent schedule. The appraiser estimates what the property would rent for monthly. Anna takes that number and divides it by the proposed mortgage payment, including taxes and insurance. If the result is one or higher — meaning the rental income covers the mortgage payment — the loan qualifies regardless of your tax returns, W-2 income, or debt-to-income ratio.

DSCR loans are ideal for investors who own multiple properties and want to keep acquiring more. They are also useful for self-employed borrowers who have significant rental income but show little taxable income on their tax returns. Anna offers DSCR loans with as little as fifteen percent down for purchase transactions and cash-out refinance options for investors who want to pull equity out of existing rentals.

The Traditional Loans Anna Also Offers (Done Better)



These are the standard loans that every broker offers. Anna offers them too. But because she is backed by Loan Factory and its two hundred plus wholesale lenders, she offers them at lower rates and with fewer fees than you will find at a retail bank or online lender.

What About Commercial and Business Loans?

Anna occasionally helps existing clients with commercial real estate loans for owner occupied properties and DSCR loans for investment properties, both of which are covered above. She does not specialize in SBA 7(a), SBA 504, business lines of credit, or equipment financing. If you need those products, she will honestly tell you that and refer you to a commercial lender who focuses on them full time. She believes in sending you to the right expert rather than pretending to be one herself.

Not Sure Which Loan Fits You? That Is Normal.

You do not need to diagnose yourself. Anna will ask you a few simple questions: Are you self employed? Do you have student loans? Are you a veteran? Are you buying an investment property? Have you been denied elsewhere? Based on your answers, she will tell you which loan types make sense for your situation. No pressure. No jargon. Just honest guidance from someone who has closed over twelve hundred loans.

Ready to Find Your Loan?

Reach out to Anna for a free, no obligation consultation. She will not run your credit unless you ask her to. She will not push you into a loan that does not fit. She will simply listen to your situation, tell you which loan types might work, and give you an honest assessment of whether she can help.

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