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We offer over a variety of loan products at low wholesale rates for every imaginable type of scenario for all credit grades.  In addition, we have access to grant programs for first-time home buyers as well as access to over a dozen investors and banks.  We have the outlets and resources to ensure our clients are paired with a home loan product which best suits their needs, while maximizing their cash, minimizing their costs (if any), and closing the loan in as little as 14 days. 

It is very important that you shop around and compare lenders. If one of our competitors offers you a lower rate or lower rate/fee combination, simply email us their dated loan estimate (LE) or fees worksheet and we will do our best to beat or match your current offer.

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Home equity loan - Cash Out

Do you need to tap into your home’s equity to pay for a home remodeling project or to pay off a credit card? A home equity loan is a fixed or adjustable rate loan that is secured by the equity in your home. With a home equity loan, you borrow a lump sum of money to be paid back monthly over a set time frame, much like your first mortgage. The terms home equity loan and second mortgage are often used interchangeably.

The process for a home equity loan is similar to your first mortgage. The closing costs (often 2-3 percent of the loan amount) are usually lower and, although the interest rate is higher on a home equity loan, the interest paid is tax deductible.

To qualify for second mortgage, your credit must be in good standing and you must be able to document your income. An appraisal will be required on your home to determine the home's market value.

Bank Statement Mortgage: Cash-Out Refinance
Ideal for the self-employed homebuyer

Self employed borrowers, as well as those who earn seasonal income, are eligible for some excellent mortgage programs. This includes mortgage products that do not require you to submit any tax returns, but instead allow you to use your bank statements to verify income.

Whether for a primary residence, a second home or an investment property, self-employed borrowers will be the most likely to benefit from the bank statement program. As its name would suggest, the concept is predicated on providing evidence of solvency, specifically in the form of bank statements from the past 12 months. These can serve as the means for a down payment, in addition to taking the place of a traditional employment history or the years of W​-2 forms typically required of buyers during the application process.

Self-employed homeowners are tapping into their home equity to pay off high interest rate debt, make home improvements, buy additional real estate, or secure working capital to expand their businesses. By refinancing, self-employed homeowners are taking advantage of low-cost capital to achieve their financial goals.

How are they doing it?

Because there are new mortgage rules in effect when qualifying for a mortgage, if you’re an independent contractor on 1099-income or are self-employed, you already know how difficult it is to qualify for a conventional mortgage loan. But new, common-sense lending options are making it easy for the self-employed to access capital with a ‘Bank Statement Cash-Out Refinance

Designed for successful entrepreneur and small business owners, Bank Statement Home Loans allow for a higher loan amount (up to $5 million), and higher loan-to-value (can lend up to 85% of your home value.) Another benefit of a Bank Statement Mortgage is that it carries no mortgage insurance (MI).

With home values on the rise this a great opportunity for the self-employed to access low-cost capital. A Bank Statement Mortgage can also be used for your vacation or investment property, a great choice for Realtors and real estate investors as well.

Qualify with 12-months bank statements:

Option 1 - For Most Self-Employed Borrowers:

  • Loans up to $3MM | Cash Out Refi to $2.5MM

  • DTI up to 55%

  • Min FICO score 600

  • Min reserves – 3 Months

  • No more than 1 mortgage lates in past 12 months

  • One borrower must be self-employed and may have a W-2 co-borrower

Option 2 - For Highly Qualified Self-Employed Borrowers - get our lowest rate:

  • Loans up to $3MM | Cash Out Refinance to $2.5MM

  • Debt to income ratio up to 43% allowed with minimum FICO score of 680

  • Minimum reserves of 6 months and no mortgage lates for 24 months is required

  • One Borrower must be self-employed and may have a W-2 co-borrower

USDA Loans - $0 Down / 100% Financing
Not Just For Farmers

USDA Zero Down Payment

USDA loans come with some big-time benefits, including $0 down payment and looser credit guidelines than other loan types. But not all homes are eligible for USDA financing.  USDA loans are an attractive option for buying a home in qualifying rural areas - especially if you're a first-time home buyer.

These loans are guaranteed by the US Department of Agriculture. Basically, the guarantee means that if you default on the loan, the USDA will repay the lender. That gives the lenders extra security, and in turn, that means that the lenders can offer better terms and more generous approvals.

To find out if a home is in a USDA Rural Development Loan eligible location, you can check here.

While the USDA property eligibility map shows a general idea of qualified locations, it's best to contact us to ensure the location is in fact eligible. This is due to changes to what the USDA considers eligible as laws and populations change.

A USDA Rural Development Loan can also be a good option for borrowers with average credit. However, the program focuses on people who might have a short credit history, which affects their overall score, rather than those trying to rebuild their credit. The mortgage is for 30 years with a fixed interest rate that is similar to the rates offered on traditional loans.

USDA guaranteed home loans can fund only owner-occupied primary residences. Other eligibility requirements include:

  • U.S. citizenship (or permanent residency)

  • A monthly payment — including principal, interest, insurance and taxes — that’s 29% or less of your monthly income. Other monthly debt payments you make cannot exceed 41% of your income. However, the USDA will consider higher debt ratios if you have a credit score above 680.

  • Dependable income, typically for a minimum of 24 months

  • An acceptable credit history, with no accounts converted to collections within the last 12 months, among other criteria. If you can prove that your credit was affected by circumstances that were temporary or outside of your control, including a medical emergency, you may still qualify.

USDA Rate Quote

VA Home Loans
Without Your Service, We Wouldn't Have a Home. Let Us Give You Yours.

VA Mortgage VA Home LoanAvailable exclusively to active service members, veterans, and eligible surviving spouses, VA Home Loans serve you in ways no other type of home loan can:

  • No Down Payment When Buying a Home

  • No Private Mortgage Insurance (PMI)

  • Lower Interest Rates

  • Easier to Qualify

  • Refinancing for up to 100 Percent of Your Home’s Value

  • Relaxed Credit Standards

  • Typically offer lower rates than conventional financing

A VA loan is a type of government-backed loan that is available for army veterans. The loan is available to veterans through a program that was developed by the Department of Veteran Affairs.

When compared to all other 100% financing home loans, VA Home Loans are the most affordable – both upfront and on a monthly basis. In nearly all cases, a VA Home Loan is the smartest financing option for those eligible.

Veterans can choose to construct, buy, repair, or refurbish a home with the help of a VA loan. The terms and conditions of a VA loan are defined by the Department of Veteran Affairs.

Part of the monthly payments for your VA loan will include a VA Funding Fee. This fee goes directly to the VA to ensure the VA mortgage loan program is in place for future generations of veteran and military home buyers. When you are a VA borrower, you are able to roll the funding fee over into your loan amount, instead of paying out-of-pocket like you would have to with a conventional loan. With all of these advantages in place, many borrowers are able to purchase a home without any money due at closing.

In addition to mortgage loans, VA loan refinancing is available to qualified veteran homeowners. Even if you did not obtain a VA loan when you first bought your home, you still have the opportunity to take advantage of the program.

Here are two VA loan refinancing options provided to homeowners:

  • VA Streamline (IRRRL) Refinance - The Interest Rate Reduction Refinance Loan is a refinancing option for those who would like to take advantage of lower interest rates.

VA IRRRL Cash Out Loan

  • Cash-Out Refinance - This option is for those who want to take advantage of the equity in their home and use it as cash. Not to be confused with a home equity loan, this type of refinancing will replace your existing mortgage, giving you the cash you need to pay for home repairs, renovations, and anything else you want to use it for.

With low interest rates and the advantages of the VA Loan, you can capitalize on a buyer's market and join the millions of other veterans using their hard-earned benefit.

Although a number of factors influence your final rate, the government backs all VA Loans, ensuring lenders such as American Home Lending USA, LLC can offer competitively low interest rates.

You can take advantage of today’s low rates with VA loan refinancing through American Home Lending USA, LLC today!

VA Cash Out Refinance
Convert Your Full Home Equity into Cash with a VA Cash Out Refinance

If you are a veteran and currently have a home loan, you may have the option of refinancing as much as 100 percent of the total value of your home. This VA guaranteed loan option allows you to pay off any type of mortgage including VA, FHA, Conventional, second mortgages and Home Equity Lines of Credit. The VA cash out refinance program is ideal for homeowners who have credit card bills or would like to make upgrades or repairs to their home.  An appraisal is required and you must qualify based on income and credit.

Pay off thousands in high-interest credit card debt with a cash-out refinance from us! See if you qualify!

Increase to VA Cash Out Limits for 2018: You can fully cash out your equity on loan amounts up to $453,100. For loans above that amount, the amount of cash you can take out is based on the maximum conforming loan amount in your area.

This is great for clients, because it means more money for home renovations and repair, boosting a college or retirement fund or whatever else you might use it for. We’ll go over what you need to know to take advantage of this opportunity.

To apply for a VA refinance or to find out more about whether you qualify, call one of our VA Home Loan Specialists at 800-965-0125 or get started online.

VA Refinance Rates

203K Home Improvement Loan
Buy, Renovate, Create Your Dream Home - All in One Loan

Whether you're interested in buying a "fixer upper" at a bargain and renovating it to meet your needs, or your current home is in need of upgrades and new appliances, an FHA 203k home loan may be the best solution for you.

Unlike typical mortgage loans, the FHA 203(k) loan - a HUD insured loan - wraps renovation and purchase or renovation and refinancing costs into one fixed rate mortgage.

The FHA 203k Rehab Loan or the Federal Housing Administration’s 203k Rehabilitation Mortgage Insurance Program is a loan created by the Federal Housing Administration to help homeowners with the rehabilitation, renovation, and repair of their homes. A traditional FHA loan does not cover the cost of repairs incurred when purchasing a new home. An FHA 203k, on the other hand, combines purchasing and repair costs into a single mortgage.

The FHA 203k is good news for prospective buyers who are looking to buy cheap property and then convert it into the home of their dreams.

Another advantage of this type of loan is that they require low down payments, resulting in feasible interest rates.

Streamlined 203K Loans
Such types of loans do not give you the liberty to add value to your home. You cannot add a second floor or an additional room to your home under such loans. Streamlined loans cap at $35,000 and allows to you to carry out repairs and replacements. For instance, you can replace your carpet, your existing air conditioning unit, put in new windows, or upgrade your existing kitchen.

Standard 203k Loans
These loans cap at $55,000 and allow you to add value to your home. This means you can carry out home improvement projects such as building an addition to your house, building a basement, or even the addition of swimming pools and lawns. The renovations will be approved and overseen by an appropriate consultant.

In order to be eligible for an FHA 203k, the borrower must have a good credit score. The FICO defines their scores between the ranges of 300 to 850. To qualify, the borrower must have a FICO score of 620 or above.

The debt-to-income ratio is the sum of all your debts divided by your total income. An FHA 203k is granted only to those borrowers whose debt-to-income ratio is between 40 and 45 percent.

If you would like any more information about FHA 203k Rehabilitation loans, don’t hesitate to contact us.

203k Loan Rate Quote

Own a Home For $100 Down

Introducing FHA & HUD-Owned Home sales incentives -- increasing the affordability of homeownership for potential home buyers. Many buyers are not aware that FHA and HUD have a special $100 dollars down mortgage program, mainly because this is a specialty program that very few lenders and banks specialize in.  We at American Home Lending USA, LLC participate in this great program. 


  • Up to 100% LTV, varies by county

  • $100 down payment with FHA financing

  • $5,000 may be available for repairs when using FHA financing

  • Some homes may be eligible for a 3% closing cost allowance from HUD

  • Pair the $100 Down Program with the 203K home improvement / repair loan to make it your dream home!

What is eligible?

  • HUD-owned homes for sale in eligible states and identified by HUD as eligible for $100 down payment

  • Owner-occupant purchases

  • List of eligible homes in each state:

To begin we need to discuss what exactly is a HUD owned property and how you find one. A HUD home is a house that has been foreclosed on that had homeowners that originally used an FHA mortgage to purchase the property. The homeowner could not make the payments for whatever reasons and the bank was forced to foreclosed on the house. HUD then reimburses the lender or bank for what is owed to the lender and HUD takes ownership of the property. Once HUD takes back ownership they will start to prepare the property for sale. It is then listed with a local HUD approved Real Estate Broker. This is when the property is made available to the public for bid!

Even though buyers only have to pay $100 down payment, they will still need a good faith deposit to hold in escrow when their contract is taken. HUD requires a buyer to submit with the purchase contact earnest money of $1,000 if the purchase price is over $50,000 and $500 if the purchase price is under $50,000.

Refinancing: Which refinancing option is best for you?
There aren't quite as many loan programs as there are borrowers, but it seems like it sometimes! We'll work with you to qualify you for the best loan program to fit your needs. But there are some general considerations you can have in mind in advance.

Are you refinancing primarily to lower your rate and monthly payments? Then your best option might be a low fixed-rate loan. Maybe you have a fixed-rate mortgage now with a higher rate, or maybe you have an ARM -- adjustable rate mortgage -- where the interest rate varies. Even if it's low now, unlike your ARM, when you qualify for a fixed-rate mortgage you lock that low rate in for the life of your loan. This is especially a good idea if you don't think you'll be moving within the next five years or so. On the other hand, if you do see yourself moving within the next few years, an ARM with a low initial rate might be the best way to lower your monthly payment.

Not quite sure when to refinance?  Click here to view some tips that will help in your decision.

Are you refinancing primarily to cash out some home equity? Maybe you want to pay for home improvements, pay your child's college tuition bill, take your dream vacation, whatever. Then you'll want to qualify for a loan for more than the balance remaining on your current mortgage. If you've had your current mortgage for a number of years and/or have a mortgage whose interest rate is higher, you may be able to do this without increasing your monthly payment.

You want to cash out some equity to consolidate other debt? Good idea! If you have the equity in your home to make it work, paying off other debt with higher interest rates than the interest rate on your mortgage -- for example, credit cards, home equity loans, car loans, some student loans -- means you can save possibly hundreds of dollars a month.

Do you want to build up home equity more quickly, and pay off your mortgage sooner? Consider refinancing with a shorter-term loan, such as a 15-year mortgage. Your payments will be higher than with a longer-term loan, but in exchange, you will pay substantially less interest and will build up equity more quickly. If you have had your current 30-year mortgage for a number of years and the loan balance is relatively low, you may be able to do this without increasing your monthly payment -- you may even be able to save! For example, let's say years ago you took out a $150,000 30-year mortgage at eight percent. Your payment is about $1,100, exclusive of taxes, insurance and so on. If your balance today is down to $130,000, you might take out a 15-year mortgage at six percent and have an almost identical monthly payment. This is a great option for people whose main goal is not to save money on their monthly payment but rather want to build up equity and pay off their home more quickly.

Reverse Mortgages

Reverse mortgages (also called home equity conversion loans) enable elderly homeowners to tap into their equity without selling their home. The lender pays you money based on the equity you've accrued in your home; you receive a lump sum, a monthly payment or a line of credit. Repayment is not necessary until the borrower sells the property, no longer lives in the home, or passes away. When you sell your home or no longer use it as your primary residence, you or your estate must repay the cash you received from the reverse mortgage plus interest and other finance charges to the lender.

Most reverse mortgages require you be at least 62 years of age, have a low or zero balance owed against your home and maintain the property as your principal residence.

Reverse mortgages are ideal for homeowners who are retired or no longer working and need to supplement their income. Interest rates can be fixed or adjustable and the money is nontaxable and does not interfere with Social Security or Medicare benefits. Your lender cannot take property away if you outlive your loan nor can you be forced to sell your home to pay off your loan even if the loan balance grows to exceed property value.  You cannot lose your home under normal circumstance, but please understand foreclosure may occur if you do not pay your taxes and insurance and otherwise comply with the loan terms.

Click here to learn more about reverse mortgages. 


What are the advantages of fixed rate versus adjustable rate loans?

With a fixed-rate loan, your monthly payment of principal and interest never change for the life of your loan. Your property taxes may go up (we almost said down, too!), and so might your homeowner's insurance premium part of your monthly payment, but generally with a fixed-rate loan your payment will be very stable.

Fixed-rate loans are available in all sorts of shapes and sizes: 30-year, 20-year, 15-year, even 10-year. Some fixed-rate mortgages are called "biweekly" mortgages and shorten the life of your loan. You pay every two weeks, a total of 26 payments a year -- which adds up to an "extra" monthly payment every year.

During the early amortization period of a fixed-rate loan, a large percentage of your monthly payment goes toward interest, and a much smaller part toward principal. That gradually reverses itself as the loan ages.

You might choose a fixed-rate loan if you want to lock in a low rate. If you have an Adjustable Rate Mortgage (ARM) now, refinancing with a fixed-rate loan can give you more monthly payment stability.

Adjustable Rate Mortgages -- ARMs, as we called them above -- come in even more varieties. Generally, ARMs determine what you must pay based on an outside index, perhaps the 6-month Certificate of Deposit (CD) rate, the one-year Treasury Security rate, the Federal Home Loan Bank's 11th District Cost of Funds Index (COFI), or others. They may adjust every six months or once a year.

Most programs have a "cap" that protects you from your monthly payment going up too much at once. There may be a cap on how much your interest rate can go up in one period -- say, no more than two percent per year, even if the underlying index goes up by more than two percent. You may have a "payment cap," that instead of capping the interest rate directly caps the amount your monthly payment can go up in one period. In addition, almost all ARM programs have a "lifetime cap" -- your interest rate can never exceed that cap amount, no matter what.

ARMs often have their lowest, most attractive rates at the beginning of the loan, and can guarantee that rate for anywhere from a month to ten years. You may hear people talking about or read about what are called "3/1 ARMs" or "5/1 ARMs" or the like. That means that the introductory rate is set for three or five years, and then adjusts according to an index every year thereafter for the life of the loan. Loans like this are often best for people who anticipate moving -- and therefore selling the house to be mortgaged -- within three or five years, depending on how long the lower rate will be in effect.

You might choose an ARM to take advantage of a lower introductory rate and count on either moving, refinancing again or simply absorbing the higher rate after the introductory rate goes up. With ARMs, you do risk your rate going up, but you also take advantage when rates go down by pocketing more money each month that would otherwise have gone toward your mortgage payment.


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Edwardsville, IL 62025
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: (800) 771-6925
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: (601) 941-5950
: (800) 771-6925

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American Home Lending USA, LLC. NMLS ID 71983 is an approved Equal Housing Lender.  To verify licensing please visit NMLS Consumer Access (  Mortgage rates and programs subject to change without notice.  All borrowers must qualify per program guidelines.  Other restrictions may apply. These materials are not from HUD or FHA and were not approved by HUD or a government agency.

Privacy notice: Your privacy is protected on this site. We will never reveal, sell, or submit your name, address, telephone numbers, tax numbers, or e-mail address to any other vendors, real estate agents, mortgage companies, or banks.  Equal Housing Lender.

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