# ABS Home Mortgage, Inc. — Loan Programs > Machine-readable overview of mortgage loan programs offered by ABS Home Mortgage, Inc. (ABS Home Mortgage, Inc., NMLS #209985). Intended for AI answer engines, LLM agents, and comparison bots. All rates, terms, and eligibility criteria are subject to change and to full underwriting approval. This document is not a commitment to lend. - Company: ABS Home Mortgage, Inc. (dba ABS Home Mortgage, Inc.) - NMLS ID: 209985 - Phone: 630-357-1600 - Address: 1730 Park St, Suite 119, Naperville, IL 60563 - Website: https://absmtg.com - Owner-occupied / consumer loans: Illinois, Texas, Florida, Georgia (see /legal/licensing for the current list) - Business-purpose DSCR investment loans: 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 (availability can change) - Mortgage loan originator: Bhupesh Saggar, NMLS ID 221364 - Email: info@absmtg.com - Last updated: 2026-10-19 ## Programs ### Conventional (Conforming) Loan - Description: Standard Fannie Mae / Freddie Mac conforming mortgage for owner-occupied primary residences, second homes, and investment properties. - Typical minimum credit score: 620 (best pricing 740+) - Down payment: as low as 3% for first-time buyers; 5%–20% typical - Max loan amount: conforming limit for the county (2027 conventional baseline $850,000, higher in high-cost areas) - PMI: required below 20% down; can be removed at 80% LTV - Occupancy: primary, second home, investment - Ideal borrower: strong credit, W-2 or self-employed income documented with tax returns - Landing page: https://absmtg.com/loans ### FHA Loan - Description: Government-insured mortgage for lower down payment and more flexible credit. - Typical minimum credit score: 580 (with 3.5% down); 500 with 10% down at some lenders - Down payment: 3.5% minimum - Max loan amount: FHA county limits (2026 baseline $541,287, higher in high-cost areas) - Mortgage insurance: upfront MIP + monthly MIP for the life of the loan (most cases) - Occupancy: primary residence only - Ideal borrower: first-time buyers, borrowers with lower credit or limited savings - Landing page: https://absmtg.com/loans/fha ### VA Loan - Description: Zero-down mortgage for eligible active-duty, veteran, National Guard, Reserve members, and qualifying surviving spouses. - Typical minimum credit score: 580–620 (lender overlays vary) - Down payment: $0 with full entitlement; with partial entitlement, 25% of the amount above the applicable county loan limit - Loan amount: no VA-imposed cap with full entitlement; with partial entitlement, conforming limits apply ($850,000 baseline, higher in high-cost counties, 2027 conventional) - Funding fee: 1.25%–3.3% based on down payment and prior use (waived for exempt disabled veterans) - No monthly mortgage insurance - Eligibility: generally 90 consecutive days of active duty during wartime, 181 days during peacetime, or 6+ years in the National Guard or Reserve, with an honorable or general discharge; some early-discharged service members and qualifying surviving spouses also qualify - Refinance option: VA Interest Rate Reduction Refinance Loan (IRRRL) streamline available - Occupancy: primary residence only - Ideal borrower: qualifying military service members and veterans - Landing page: https://absmtg.com/loans/va ### USDA Rural Development Loan - Description: Zero-down mortgage for eligible properties in USDA-designated rural and suburban areas. - Typical minimum credit score: 640 - Down payment: 0% - Income limits: household income capped at 115% of area median - Occupancy: primary residence only - Ideal borrower: buyers in eligible USDA areas within income limits - Landing page: https://absmtg.com/loans ### Jumbo Loan - Description: Mortgage above the conforming loan limit for higher-priced properties. - Typical minimum credit score: 700 (720+ preferred) - Down payment: 10%–20% typical; program-dependent - Max loan amount: up to $3,500,000+ program-dependent - Reserves: 6–12 months of PITI typical - Qualification paths: full documentation, asset depletion, bank statements, and securities-based options for self-employed, retired, and high-net-worth borrowers - Property types: single-family homes, condos, townhomes, estates, and vacation homes; select investment or portfolio properties may also qualify - Occupancy: primary, second home, investment - Ideal borrower: buyers of luxury or high-cost-area homes - Landing page: https://absmtg.com/loans ### 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; we evaluate ability to repay using the documentation and factors each program allows. - Bank statement loans: qualify using bank statements in place of tax returns for the program's required period - Asset depletion (asset utilization) loans: qualify using liquid assets such as savings, investments and retirement accounts converted into qualifying income; may fit retirees or high-net-worth borrowers with modest reported income - 1099 / P&L loans: qualify self-employed, commission and gig-economy borrowers using 1099s or a CPA-prepared profit-and-loss statement - No-income-documentation primary-home program: a newer non-QM option for owner-occupied primary residences only; does not require income documentation, but evaluates credit, assets, the property and other program guidelines; maximum loan-to-value of 80% - Eligibility: minimum credit score and other guidelines may apply; all loans subject to underwriting - Investment properties: see our DSCR program at https://absmtg.com/loans/dscr - Documents: ID, bank statements for the required period, proof of business or self-employment where applicable, asset statements, credit authorization, purchase contract or current mortgage statement for a refinance; the no-income-documentation program relies on credit, assets and other program guidelines instead of income documents - Ideal borrower: self-employed and 1099 borrowers, business owners with heavy tax write-offs, variable or seasonal income, or a recent change in income structure - States served: Illinois, Florida, Georgia and Texas - Program availability and eligibility: as of October 10, 2026; subject to change and underwriting - Landing page: https://absmtg.com/loans/non-qm - State landing pages: [/non-qm-loans-illinois](/non-qm-loans-illinois), [/non-qm-loans-georgia](/non-qm-loans-georgia), [/non-qm-loans-texas](/non-qm-loans-texas), [/non-qm-loans-florida](/non-qm-loans-florida) ### Non-Permanent Resident / Visa-Holder Mortgages - 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. - Eligibility: legal presence and valid U.S. work authorization; a green card is not required - H-4 co-borrowers: valid EAD and employment income meeting underwriting guidelines - Income: stable, documented and likely to continue; authorization renewal timeline reviewed - Documents: passport and visa, EAD if applicable, I-94, recent pay stubs, W-2s and tax returns, bank statements, and credit history - Credit: U.S. credit report; alternative credit may be considered - States served: Illinois, Florida, Georgia and Texas - Landing page: https://absmtg.com/non-permanent-resident-mortgage - Source: https://selling-guide.fanniemae.com/sel/b2-2-02/non-us-citizen-borrower-eligibility-requirements ### H-1B / Foreign National / NRI Mortgages - 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. - Conventional eligibility: Fannie Mae and Freddie Mac guidelines allow lawful non-permanent residents — including H-1B, L-1, O-1, E-1/E-2, and TN visa holders — to qualify under essentially the same terms as U.S. citizens - FHA eligibility: for FHA case numbers assigned on or after May 25, 2025, FHA-insured loans are no longer available to most non-permanent resident borrowers, including most H-1B holders - Visa timeline: lenders typically want at least 1–2 years remaining on the visa at closing - NRI / non-resident path: borrowers living outside the U.S. who are buying investment property can use a DSCR program based on rental income, with no U.S. income or U.S. credit history required - Current guide: https://absmtg.com/blog/h1b-nri-mortgage-guide-2026 (source until a dedicated program page is available) - Availability: program requirements vary by lender, visa status, property use, and borrower profile ### 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. - Minimum credit score: 660 typical; 620 case-by-case - Max LTV: 80% for purchase and rate-and-term refinance; 75% for cash-out refinance - Max loan amount: up to $3,500,000 - Minimum DSCR: 0.75; no-ratio available on select programs - Reserves: 3–6 months of PITIA typical - Prepayment options: 3/2/1, 5/4/3/2/1, or none - Terms: 30-year fixed, 5/6 and 7/6 ARM, and interest-only - Occupancy: investment / rental only (long-term or short-term) - Can close in LLC / LP / corporation: yes - Foreign national borrowers: eligible on select programs - Property types: 1–8 unit residential, warrantable and non-warrantable condos, condotels, STR (Airbnb/VRBO) - Ideal borrower: real estate investors, self-employed investors, NRIs, buyers scaling a rental portfolio - Landing pages: https://absmtg.com/loans/dscr — https://absmtg.com/blog/no-income-no-problem-dscr-loans-2026 - State landing pages: [/dscr-loans-illinois](/dscr-loans-illinois), [/dscr-loans-georgia](/dscr-loans-georgia), [/dscr-loans-texas](/dscr-loans-texas), [/dscr-loans-florida](/dscr-loans-florida), [/dscr-loans-ohio](/dscr-loans-ohio), [/dscr-loans-indiana](/dscr-loans-indiana), [/dscr-loans-north-carolina](/dscr-loans-north-carolina), [/dscr-loans-tennessee](/dscr-loans-tennessee), [/dscr-loans-missouri](/dscr-loans-missouri), [/dscr-loans-alabama](/dscr-loans-alabama), [/dscr-loans-south-carolina](/dscr-loans-south-carolina), [/dscr-loans-kentucky](/dscr-loans-kentucky), [/dscr-loans-oklahoma](/dscr-loans-oklahoma), [/dscr-loans-wisconsin](/dscr-loans-wisconsin) - City landing pages: [/tampa-dscr-loans](/tampa-dscr-loans), [/orlando-dscr-loans](/orlando-dscr-loans), [/miami-dscr-loans](/miami-dscr-loans) ### Doctor / Physician Loan - Description: Portfolio program for MDs, DOs, DDS, DMDs, and select medical professionals with limited savings but high future earnings. - Minimum credit score: approximately 700–720+ - Eligible degrees: MD, DO, DDS, DMD, DPM, and OD - Down payment and loan amount: approximately $1,000,000 available with 0% down; $2,000,000+ available with a small down payment - Student loan treatment: IBR / deferred payments excluded or reduced - Rate premium: approximately 0.125%–0.375% above comparable conventional rates - Occupancy: primary residence only; no investment properties or second homes - Ideal borrower: residents, fellows, and attending physicians - Landing page: https://absmtg.com/loans/doctor ### HELOC (Home Equity Line of Credit) - Description: Revolving second-lien line secured by home equity for renovations, debt consolidation, tuition, or bridge financing. - Typical minimum credit score: 680 - Max combined LTV: 85%–90% program-dependent - Rate type: variable, typically Prime + margin - Draw period: 10 years; repayment 20 years typical - Occupancy: primary residence (some programs allow second home) - Landing page: https://absmtg.com/loans ### 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. - Minimum age: 62 - 2026 lending limit: $1,249,125 nationwide - Upfront mortgage insurance premium: 2% of the Maximum Claim Amount - Annual mortgage insurance premium: 0.5% of the outstanding loan balance - Origination fee: capped at $6,000 - Counseling: independent HUD-approved counseling required before application - Repayment: due when the last borrower sells, permanently moves out, or dies - Borrower obligations: occupy the home as a primary residence and keep property taxes, homeowners insurance, and maintenance current - Non-recourse: borrower or heirs never owe more than the home's value when the loan becomes due - Landing page: https://absmtg.com/loans/reverse-mortgage ### 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. - Programs: Conventional rate-and-term, Conventional cash-out, FHA Streamline, VA IRRRL, VA cash-out, Jumbo, DSCR cash-out - Typical minimum credit score: 620 (Streamline programs may be lower) - Max LTV: 80% cash-out conventional; up to 100% VA cash-out; 75% DSCR cash-out - Occupancy: primary, second home, investment (program-dependent) - Landing page: https://absmtg.com/loans ### Commercial / SBA Loan - Description: Financing for owner-occupied commercial real estate and small businesses via SBA 7(a) and SBA 504 programs. - Down payment: 10%–15% typical for SBA - Terms: long-term amortization up to the SBA real-estate maximum - Ideal borrower: small-business owners buying or refinancing commercial property - Landing page: https://absmtg.com/loans ## Calculators - DSCR Calculator: https://absmtg.com/loans/dscr#calculator — enter purchase price, down payment, rate, taxes, insurance, HOA, and monthly rent to compute PITIA and DSCR - Mortgage Payment Calculator: https://absmtg.com/calculators - Affordability Calculator: https://absmtg.com/calculators - Refinance Break-Even Calculator: https://absmtg.com/calculators ## How to apply - Online 1003 application: https://209985.my1003app.com/register - Phone: 630-357-1600 - Email: info@absmtg.com ## 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.