Financing Map for First-Timers: Find Your On-Ramp to Real Estate

[Gia Hermosillo]

Financing isn’t just a detail — it’s the gateway to your first deal. Many new investors focus on location and numbers, but overlook the foundation that actually gets the property across the finish line: the loan.

Choosing the wrong loan can stall your investment journey before it begins. Choosing the right one can open doors — sometimes quite literally — to properties you thought were out of reach.

Let’s map the most common options for new investors and how they fit different goals and situations.

1. FHA Loan – Leverage with a Live-In Twist

• Down Payment: 3.5%

• Key Benefit: Lowest entry cost for first-timers

• Trade-off: Must live in the property for at least a year and pay PMI (private mortgage insurance).

This option works well for house hackers — those willing to live in one unit and rent out the others. It’s a launchpad for building equity while keeping housing costs low.

2. VA Loan – For Veterans & Service Members

• Down Payment: 0%

• Key Benefit: No PMI, low rates, flexible credit

• Trade-off: Eligibility required

If you’ve served, this is one of the strongest financing tools available — an incredible zero-down path into real estate ownership.

3. Conventional Loan – The Classic Route

• Down Payment: 5–20%

• Key Benefit: Lower long-term costs, no live-in requirement

• Trade-off: Stricter underwriting and higher credit standards

This is the path for those with steady income and savings, offering long-term control without government insurance fees.

4. DSCR Loan – Cash Flow is King

• Down Payment: 20–25%

• Key Benefit: Qualification based on property income, not personal income

• Trade-off: Higher rates, but freedom from W-2 and DTI limits

Perfect for investors scaling their portfolio or self-employed borrowers who want to let the property’s numbers do the talking.

5. Portfolio / Local Bank Loans – Relationship Power

• Down Payment: 15–25% (varies)

• Key Benefit: Flexible underwriting and creative terms

• Trade-off: Usually need to build a relationship with the bank

These loans are ideal when you want tailored terms — perhaps for a unique property, short-term rehab, or local opportunity.

Action Step

Circle two financing types that fit your buy box and comfort level. Bring them to a lender this week for quotes. Seeing real numbers turns theory into clarity.

Question

Which loan type feels like your on-ramp to real estate investing?

This is Post 4 of 24 in the 8-Week Strategy Series: “8 Weeks to Clarity.” Stay tuned for the next post!