Residential Loans
Whether you are buying your first home, moving up or lowering the payment on the one you have, Mike compares programs from multiple lenders and shows you the real cost of each option before you choose.
- Home Purchase Loans
- Mortgage Refinancing
- FHA & VA Loans
- First Time Homebuyer Programs
- Jumbo & Conventional Loans
- HELOCs and 2nd TD term loans
- Hard Money (owner occupied business purpose and non owner occupied rentals)
Commercial Loans
From office buildings to multifamily properties, Mike secures commercial real estate financing for investors and developers.
- Office & Retail Properties
- Multifamily & Apartments
- Industrial & Warehouse
- Bridge & Hard Money Loans
- Investment Real Estate
Construction Loans
From ground up new builds to renovations and fix and flip projects, Mike keeps your development moving forward.
- Raw land loans
- New Construction Loans
- Renovation & Rehab Financing
- Land Acquisition & Development
- Construction to Permanent Loans
- Fix & Flip Financing
Business Capital
Access the capital your business needs to grow, expand operations, or manage cash flow with the right financing solution.
- Small Business Loans
- Working Capital & Lines of Credit
- SBA Loan Programs
- Equipment Financing
- Business Expansion Loans
- Accounts Receivable financing/factoring
How working with Mike works
A mortgage broker does the lender shopping for you. Instead of applying at one bank and taking the rate it offers, you get one point of contact who compares multiple wholesale lenders and brings you the options that fit your goals.
Free consultation
Call or send a message. Mike learns what you are trying to do, answers your questions and tells you what you likely qualify for. There is no credit pull to start.
Compare offers
Mike submits your scenario to multiple lenders and lays out the rate, closing costs and monthly payment side by side, so you can see what each option really costs.
Apply and get approved
You apply through our secure online portal or by phone. Mike helps you gather documents and keeps your file moving from application to approval.
Close with confidence
Mike coordinates with your title company, escrow and real estate agent, and reviews your final numbers with you before you sign.
Home loan programs, explained
The right home loan depends on your down payment, credit, the property and how long you plan to stay. Here is a plain language look at the programs Mike works with most. If you want to see real numbers, try the mortgage calculator.
Home purchase loans
Financing to buy a primary home, second home or rental. Mike gets you preapproved so your offer is taken seriously, then compares lenders so you close with the best combination of rate and costs.
Refinancing
Lower your rate, shorten your term, drop mortgage insurance or take cash out of your equity. Mike shows you the monthly savings and the break even point on closing costs before you commit.
FHA loans
Government backed loans with down payments as low as 3.5% and more flexible credit guidelines. They carry mortgage insurance, so Mike compares FHA against conventional to see which costs less for you.
VA loans
For eligible veterans, service members and surviving spouses. VA loans allow zero down payment and have no monthly mortgage insurance. A one time funding fee applies unless you are exempt.
Conventional loans
Loans that follow Fannie Mae and Freddie Mac guidelines, with as little as 3% down for qualified buyers. Mortgage insurance comes off once you reach 20% equity. The 2026 conforming limit is $832,750 in most counties and up to $1,249,125 in high cost California counties.
Jumbo loans
For loan amounts above the conforming limit, common in coastal California and higher priced Texas neighborhoods. Jumbo lenders vary widely on rates, down payment and reserves, which makes comparing them worth the effort.
First time homebuyer programs
Low down payment options and a patient walkthrough of every step, from what you can afford to what closing day costs. Mike explains the tradeoffs in plain language so there are no surprises.
HELOCs and second loans
Borrow against your home equity while keeping your current first mortgage and its rate. A HELOC works like a line of credit, while a second loan gives you a fixed amount with a fixed payment.
Hard money loans
Short term, asset based financing for non owner occupied rentals and owner occupied business purpose properties. Rates are higher than bank loans, but approvals move faster when timing matters.
Financing beyond the family home
Mike also brokers loans for investors, builders and business owners. These loans are underwritten differently from home loans, and the best fit depends on the property, the project and your cash flow.
Commercial real estate
Purchase and refinance financing for office, retail, industrial, warehouse and multifamily properties, plus bridge loans when you need to move before permanent financing is in place. Mike helps you put together a strong loan package and compares commercial lenders on terms, not just rate.
Construction and land
Raw land loans, land acquisition and development, new construction, renovation and rehab, and fix and flip financing. Construction to permanent loans cover the build and then convert to long term financing, so you only close once.
Business capital
Small business loans, working capital and lines of credit, SBA loan programs, equipment financing, expansion loans and accounts receivable financing. Mike helps you match the type of financing to what the money is for and how your business earns it.
Why use a broker instead of your bank?
More than one lender
A bank can only offer its own loans. A broker can compare offers from multiple lenders, which is often the easiest way to lower your rate or your closing costs.
One point of contact
You work directly with Mike from your first call to closing. No call center and no handoffs between departments.
Guidelines that fit you
Lenders differ on credit, income, self employment and property types. Knowing which lender fits your situation can be the difference between a denial and an approval.
What would your monthly payment be?
Estimate a purchase or refinance in Texas or California, including taxes, insurance and FHA or VA costs.
Serving borrowers across Texas and California
Mike is licensed in Texas and California and works with borrowers statewide in both. Learn more about lending in your area:
Questions about our loan services
Does it cost anything to talk to Mike?
No. The consultation and quote are free, and there is no obligation to move forward.
Will checking my options hurt my credit?
There is no credit pull to start. Mike can walk you through your options first, and a credit check only happens once you decide to apply.
Can you help if I am self employed or have unusual income?
Often, yes. Lenders treat self employment, commissions and rental income differently, so Mike looks for the lenders whose guidelines fit how you actually earn.
Do you only do home loans?
No. Along with residential loans, Mike brokers commercial real estate, construction, land and business financing in Texas and California.
More questions? Visit our mortgage FAQ.
Ready to Find Your Loan?
Contact Mike Stanley today for a free consultation with no obligation. Have questions first? Visit our mortgage FAQ.
Email: mikestanley@bestratesfinancial.com
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