{ "company": { "name": "ABS Home Mortgage, Inc.", "nmls": "209985", "mlo": { "name": "Bhupesh Saggar", "nmls": "221364" }, "phone": "630-357-1600", "tollFree": "1-866-666-2378", "email": "info@absmtg.com", "address": "1730 Park St, Suite 119, Naperville, IL 60563", "website": "https://absmtg.com", "quoteUrl": "https://absmtg.com/quote", "applyUrl": "https://209985.my1003app.com/register", "hours": "Monday to Friday, 8:30 to 18:00 Central", "consumerStates": ["Illinois", "Texas", "Florida", "Georgia"], "dscrAvailability": { "states": "37 states and DC", "excluded": ["Arizona", "California", "Idaho", "Michigan", "Minnesota", "Montana", "Nevada", "North Dakota", "Oregon", "South Dakota", "Utah", "Vermont", "Virginia"] }, "averagePurchaseCloseDays": 21, "closeDisclaimer": "Timelines vary by file; no timeline is guaranteed." }, "lastUpdated": "2026-10-19", "programs": [ { "id": "conventional", "name": "Conventional (Conforming) Loan", "description": "Standard Fannie Mae / Freddie Mac conforming mortgage for owner-occupied primary residences, second homes, and investment properties.", "minCreditScore": 620, "downPayment": "as low as 3% for first-time buyers; 5%-20% typical", "maxLoanAmount": "conforming limit for the county (2027 conventional baseline $850,000, higher in high-cost areas)", "maxLTV": null, "occupancy": ["primary", "second home", "investment"], "states": ["Illinois", "Texas", "Florida", "Georgia"], "landingPage": "https://absmtg.com/loans", "notes": "PMI required below 20% down; can be removed at 80% LTV. Best pricing at 740+ credit." }, { "id": "fha", "name": "FHA Loan", "description": "Government-insured mortgage for lower down payment and more flexible credit.", "minCreditScore": 580, "downPayment": "3.5% minimum", "maxLoanAmount": "FHA county limits (2026 baseline $541,287, higher in high-cost areas)", "maxLTV": null, "occupancy": ["primary"], "states": ["Illinois", "Texas", "Florida", "Georgia"], "landingPage": "https://absmtg.com/loans/fha", "notes": "Upfront MIP plus monthly MIP for the life of the loan in most cases. 500 credit score with 10% down at some lenders." }, { "id": "va", "name": "VA Loan", "description": "Zero-down mortgage for eligible active-duty, veteran, National Guard, Reserve members, and qualifying surviving spouses.", "minCreditScore": "580-620 (lender overlays vary)", "downPayment": "$0 with full entitlement; with partial entitlement, 25% of the amount above the applicable county loan limit", "maxLoanAmount": "no VA-imposed cap with full entitlement; with partial entitlement, conforming limits apply ($850,000 baseline, higher in high-cost counties, 2027 conventional)", "maxLTV": null, "occupancy": ["primary"], "states": ["Illinois", "Texas", "Florida", "Georgia"], "landingPage": "https://absmtg.com/loans/va", "notes": "Funding fee 1.25%-3.3% based on down payment and prior use (waived for exempt disabled veterans). No monthly mortgage insurance. VA IRRRL streamline refinance available." }, { "id": "usda", "name": "USDA Rural Development Loan", "description": "Zero-down mortgage for eligible properties in USDA-designated rural and suburban areas.", "minCreditScore": 640, "downPayment": "0%", "maxLoanAmount": null, "maxLTV": null, "occupancy": ["primary"], "states": ["Illinois", "Texas", "Florida", "Georgia"], "landingPage": "https://absmtg.com/loans", "notes": "Household income capped at 115% of area median." }, { "id": "jumbo", "name": "Jumbo Loan", "description": "Mortgage above the conforming loan limit for higher-priced properties.", "minCreditScore": 700, "downPayment": "10%-20% typical; program-dependent", "maxLoanAmount": "up to $3,500,000+ program-dependent", "maxLTV": null, "occupancy": ["primary", "second home", "investment"], "states": ["Illinois", "Texas", "Florida", "Georgia"], "landingPage": "https://absmtg.com/loans", "notes": "Reserves of 6-12 months of PITI typical. Full documentation, asset depletion, bank statement, and securities-based qualification paths. 720+ credit preferred." }, { "id": "non-qm", "name": "Non-QM Loan", "description": "Loans outside the federal Qualified Mortgage definition for borrowers whose income is hard to show on tax returns. Non-QM loans still follow federal ability-to-repay rules; ability to repay is evaluated using the documentation and factors each program allows.", "minCreditScore": null, "downPayment": null, "maxLoanAmount": null, "maxLTV": "80% maximum loan-to-value on the no-income-documentation primary-home program", "occupancy": ["primary", "second home"], "states": ["Illinois", "Florida", "Georgia", "Texas"], "landingPage": "https://absmtg.com/loans/non-qm", "notes": "Bank statement, asset depletion, 1099/P&L, and a no-income-documentation primary-home program. Minimum credit score and other guidelines may apply; all loans subject to underwriting. Program availability and eligibility as of October 10, 2026; subject to change and underwriting." }, { "id": "non-permanent-resident", "name": "Non-Permanent Resident / Visa-Holder Mortgage", "description": "Conventional home financing for eligible H-1B, H-4 EAD, L-1, O-1, E-3 and other work-authorized visa holders, and some pending green card applicants; subject to underwriting.", "minCreditScore": null, "downPayment": null, "maxLoanAmount": null, "maxLTV": null, "occupancy": ["primary"], "states": ["Illinois", "Florida", "Georgia", "Texas"], "landingPage": "https://absmtg.com/non-permanent-resident-mortgage", "notes": "Legal presence and valid U.S. work authorization required; a green card is not required. U.S. credit report; alternative credit may be considered." }, { "id": "h1b-foreign-national-nri", "name": "H-1B / Foreign National / NRI Mortgage", "description": "Mortgage paths for lawful non-permanent residents living and working in the U.S., plus rental-property financing for non-resident Indians and other foreign-national borrowers living outside the U.S.", "minCreditScore": null, "downPayment": null, "maxLoanAmount": null, "maxLTV": null, "occupancy": ["primary", "investment"], "states": null, "landingPage": "https://absmtg.com/blog/h1b-nri-mortgage-guide-2026", "notes": "Lenders typically want at least 1-2 years remaining on the visa at closing. For FHA case numbers assigned on or after May 25, 2025, FHA-insured loans are no longer available to most non-permanent resident borrowers. Non-resident borrowers buying investment property can use a DSCR program with no U.S. income or U.S. credit history required." }, { "id": "dscr", "name": "DSCR Loan (Debt Service Coverage Ratio)", "description": "Investment property mortgage qualified on the property's rental cash flow rather than the borrower's personal income. No tax returns, no W-2s, no personal DTI.", "minCreditScore": 660, "downPayment": null, "maxLoanAmount": "up to $3,500,000", "maxLTV": "80% for purchase and rate-and-term refinance; 75% for cash-out refinance", "occupancy": ["investment"], "states": "37 states and Washington, D.C.; not available in Arizona, California, Idaho, Michigan, Minnesota, Montana, Nevada, North Dakota, Oregon, South Dakota, Utah, Vermont or Virginia", "landingPage": "https://absmtg.com/loans/dscr", "notes": "Minimum DSCR 0.75; no-ratio available on select programs. Reserves of 3-6 months of PITIA typical. 620 credit case-by-case. Prepayment options 3/2/1, 5/4/3/2/1, or none. 30-year fixed, 5/6 and 7/6 ARM, and interest-only terms. Can close in LLC / LP / corporation. Foreign national borrowers eligible on select programs." }, { "id": "doctor", "name": "Doctor / Physician Loan", "description": "Portfolio program for MDs, DOs, DDS, DMDs, and select medical professionals with limited savings but high future earnings.", "minCreditScore": "approximately 700-720+", "downPayment": "approximately $1,000,000 available with 0% down; $2,000,000+ available with a small down payment", "maxLoanAmount": null, "maxLTV": null, "occupancy": ["primary"], "states": ["Illinois", "Texas", "Florida", "Georgia"], "landingPage": "https://absmtg.com/loans/doctor", "notes": "Eligible degrees: MD, DO, DDS, DMD, DPM, and OD. IBR / deferred student loan payments excluded or reduced. Rate premium approximately 0.125%-0.375% above comparable conventional rates." }, { "id": "heloc", "name": "HELOC (Home Equity Line of Credit)", "description": "Revolving second-lien line secured by home equity for renovations, debt consolidation, tuition, or bridge financing.", "minCreditScore": 680, "downPayment": null, "maxLoanAmount": null, "maxLTV": "85%-90% combined LTV, program-dependent", "occupancy": ["primary", "second home"], "states": ["Illinois", "Texas", "Florida", "Georgia"], "landingPage": "https://absmtg.com/loans", "notes": "Variable rate, typically Prime plus margin. 10-year draw period; 20-year repayment typical. Some programs allow second homes." }, { "id": "reverse-mortgage", "name": "Reverse Mortgage (HECM)", "description": "FHA-insured Home Equity Conversion Mortgage for homeowners age 62 and older who want to convert home equity into a lump sum, line of credit, monthly payments, or a combination without a required monthly principal-and-interest payment.", "minCreditScore": null, "downPayment": null, "maxLoanAmount": "2026 lending limit $1,249,125 nationwide", "maxLTV": null, "occupancy": ["primary"], "states": ["Illinois", "Texas", "Florida", "Georgia"], "landingPage": "https://absmtg.com/loans/reverse-mortgage", "notes": "Minimum age 62. Upfront MIP 2% of the Maximum Claim Amount; annual MIP 0.5% of the outstanding balance. Origination fee capped at $6,000. Independent HUD-approved counseling required. Non-recourse: borrower or heirs never owe more than the home's value." }, { "id": "refinance", "name": "Refinance (Rate-and-Term, Cash-Out, Streamline)", "description": "Replace an existing mortgage to lower the rate/payment, shorten the term, drop mortgage insurance, or tap equity.", "minCreditScore": 620, "downPayment": null, "maxLoanAmount": null, "maxLTV": "80% cash-out conventional; up to 100% VA cash-out; 75% DSCR cash-out", "occupancy": ["primary", "second home", "investment"], "states": ["Illinois", "Texas", "Florida", "Georgia"], "landingPage": "https://absmtg.com/loans", "notes": "Programs: Conventional rate-and-term, Conventional cash-out, FHA Streamline, VA IRRRL, VA cash-out, Jumbo, DSCR cash-out. Streamline programs may allow lower credit." }, { "id": "commercial-sba", "name": "Commercial / SBA Loan", "description": "Financing for owner-occupied commercial real estate and small businesses via SBA 7(a) and SBA 504 programs.", "minCreditScore": null, "downPayment": "10%-15% typical for SBA", "maxLoanAmount": null, "maxLTV": null, "occupancy": ["owner-occupied commercial"], "states": ["Illinois", "Texas", "Florida", "Georgia"], "landingPage": "https://absmtg.com/loans", "notes": "Long-term amortization up to the SBA real-estate maximum." } ], "disclosures": "ABS Home Mortgage, Inc., NMLS ID #209985. Equal Housing Lender. This is not a commitment to lend. Rates, terms, and programs subject to change without notice. All loans subject to credit approval. See https://absmtg.com/legal/licensing for state licensing information." }