Our Services

We have a variety of programs to help you reach your goals, including low down payment loans, high balance loans, jumbo loans and more. Not sure which loan is the best fit for your situation? Download our free mortgage quiz to see which program will work best for you, or give us a call so that we can go over your options!

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Need to know more?

Call us at (626) 653-1800 or click below to send us an email!

 
 

Government Loans

 

FHA Loan: Designed to Get you into a Home.

FHA loans are insured by the Federal Housing Administration, and with the government guarantee, lenders are more willing to lend with more lenient qualifying guidelines. FHA loans have been specifically designed to help borrowers get into homes.

First Time Buyers can often benefit from the more flexible guidelines of a FHA loan, including a lower down payment. Typical conventional down payments can range between 10% - 20%, but with a FHA loan the down payment can be as low as 3.5%*. This lower down payment can even be provided to you from a family member as a gift fund.

With more lenient qualifying guidelines, FHA loans make home ownership more accessible to more people. Credit scores to 600, lower debt ratios, and seller contributions are all allowed with a FHA loan. A few ups and downs in your credit history may be ok with FHA guidelines.

  • Ideal for First Time Buyers

  • Lower down payments and gift funds allowed

  • More flexible qualifying guidelines

  • Available for purchase or refinance, fixed or adjustable rate

First Time Buyers are not the only ones who can benefit from a government guaranteed loan. You can refinance with an FHA loan, even if you don’t currently have an FHA loan. FHA loans come with a few requirements. Because the program intends to help buyers get into a home, you must live in it as your primary residence. (Don’t worry investors, we have plenty of other loan programs that are perfect for you.) Flip properties are allowed, however, as long as it is owner occupied.

Some FHA programs will require you to have the home appraised by an FHA- approved appraiser, and for you to pay mortgage insurance premiums. Plan on paying Up Front Mortgage Insurance (UFMI) and a Monthly Mortgage Insurance Premium.  Our American Pacific Mortgage loan advisers can tell you what you qualify for and what to expect for your total payments, including mortgage insurance.

 

VA Loan: Recognizing our Heroes

A VA loan is insured by the U.S. Department of Veterans Affairs and issued by VA approved lenders. This government guaranteed loan encourages these approved lenders to lend with more flexible and lenient qualifying guidelines.

VA loans offer unmatched benefits to our heroes; the veterans, active duty, and surviving spouses.

Qualifying for a VA loan

Veterans, actively serving military personnel, and surviving spouses of veterans qualify for a VA loan with suitable credit, adequate income, and a valid Certificate of Eligibility

First Time Buyers

Veterans purchasing their first homes can qualify for more home thanks to no requirement for mortgage insurance. The VA does not require a down payment, and homebuyers can even purchase a home that needs repairs or remodeling and include the costs of those repairs into the VA loan, up to 103.15%.

Streamlined Refinance

The VA offers a Streamlined Refinance to lower the interest rates of many veterans without having to re-qualify. The VA mortgage is an incredible program that honors our heroes. The amazing benefits to buyers or borrowers cannot be matched by any other loan program. Purchase a home with no money down, borrow 100% of the value of the home or more, qualify with lenient guidelines, and avoid mortgage insurance requirements with a VA loan.

Not sure if you qualify? Want to compare a VA loan to other programs to be sure you are getting the perfect loan? Our loan advisors at American Pacific Mortgage can go over the VA guidelines so you can rest easy knowing that the VA loan is a superior program established in recognition of you.

* Qualifying factors may apply

FHA and VA Loan Limits by County

County

County Limit

Los Angeles

$726,525

Orange

$726,525

San Bernardino

$431,250

Riverside

$431,250

San Diego

$690,000

Santa Clara

$726,525

 
 
 
 

USDA Loan:

When "Home" is Outside the City Limits

USDA loans are government insured loans for purchasing rural property outside of major metropolitan areas. USDA loans are serviced by direct lenders that meet federal guidelines. USDA loans offer unique benefits, including no down payment requirements for buyers.

Not Just for Farmland!

If you live outside of a major metropolitan area, then you may qualify for a USDA loan. As a matter of fact, millions of borrowers are eligible for USDA loan, the only program that offers 100% financing available* to buyers who haven’t served in the military. The county and zip code of the home you want to purchase may meet the guidelines as long as it is outside of a major metropolitan area.

No Down Payment Required

Conventional loan can require a 20% down payment, but USDA loans stand alone in offering 100% purchase financing with no down payment requirements. As long as you meet the USDA requirements, you can get 100% financing when you purchase your rural home.

The requirements for a USDA loan are very specific, so our specialized loan experts at American Pacific Mortgage can help determine if you qualify under the current guidelines. The location of the home, your income, credit history, and number of dependents will determine eligibility for this fantastic program.

* Qualifying factors may apply

 
 

 

Conventional Mortgages

Find Financial Stability with a Fixed Rate Mortgage

A fixed rate mortgage is the most popular loan program chosen by homeowners. If you are one of the many homeowners who desires a stable monthly interest rate and payment over the life of your loan, then a fixed rate could be the loan for you.

Certainty

With a fixed rate loan, it doesn’t matter what is happening in the market. If interest rates begin fluctuating wildly, your rates will remain steady and sure. Nobody knows what the future holds, but with a fixed rate mortgage you can have the peace of mind that nothing will cause your rates and payments to rise.

Consistency

Your financial planning is made easier when you know what your mortgage payments will look like for the next 15 or 30 years. Set and reach short-term and long-term financial goals by knowing your interest rates will never go up, and neither will your payments. With a fixed rate mortgage, your principal and interest payment is set in stone. While your property taxes and homeowner’s insurance may change throughout the years, your principal and interest payments will be reliable and consistent.

Choice

Choose a fixed rate term that works for your financial goals. You have the freedom to select various fixed rate loan options.  If you choose, you can make higher monthly payments and reduce the amount of time it will take to pay down your principal or pay off your mortgage before the end of your fixed term.

A 30-year fixed is a great option when you want peace of mind of stable monthly payments to reach your long-term financial goals.

  • The most popular mortgage loan program

  • A stable interest rate and reliable monthly payments over the life of your loan

  • Build equity over time and pay principal balance down faster whenever you choose

A 15-year fixed is a terrific option when you prefer a higher monthly payment in exchange for paying less in interest, want to pay your house off sooner, or when you have short-term plans for your home.

  • Interest rates are typically lower than 30-year fixed

  • A fixed rate loan that allows you to pay principal down faster than 30-year fixed

  • Pay higher monthly payments in order to pay less in total interest over life of loan

 

Adjustable Rate Mortgage: Dynamically powering your goals.

An Adjustable Rate Mortgage, or ARM, can be a powerful tool for homeowners. An ARM is a mortgage that offers a low introductory fixed rate term. After this period is over, the adjustable period follows for the remainder of the term. During this adjustment period the interest rates can adjust up or down, depending on the financial index it is attached to.

During the initial fixed period, the interest rates on an ARM are generally lower than with a fixed term loan. This means lower monthly payments for the introductory term. If you plan on selling or refinancing your home in 5-7 years, the ARM is a great option for lowering your rate and payments during that introductory fixed period.

Big Benefits for Short Term Goals

Lenders are able to offer lower interest rates on an ARM because they only have to guarantee that rate for the introductory fixed period. Luckily, the average American refinances or moves every 5-7 years, which just happens to be the same fixed period on an ARM.

  • Lower interest rates and payments early in the life of the loan

  • Mortgage payments and interest rates remain fixed for introductory period

  • Caps on interest limit the amount a rate can rise annually and over the life of the loan

For that period of time, you can benefit from lower interest rates and monthly payments compared to a fixed-rate mortgage.

What happens if you don’t refinance or move in the next 5- 7 years, and you reach the end of your ARM fixed term? When an ARM adjusts, the interest rates may be higher or lower than they are when you first get the loan. There is a risk of your interest rate and payments adjusting up. If your ARM does adjust up, a cap will limit the amount that the loan can go up annually and over its lifetime. You will be able to anticipate a worst-case scenario and know exactly how far up your interest rate can change that year and beyond. 

The bottom line is that an ARM can be a powerful tool to get you a lower interest rate and monthly payments for a set period of time. This option is not right for everyone, but if you plan on moving or refinancing in the next 5 to 7 years, an ARM could be a benefit for you.

At American Pacific Mortgage, our loan advisors can help you to determine if an ARM fits your financial goals.

Conventional Loan Limits by County

County

County Limit

Los Angeles

$726,525

Orange

$726,525

San Bernardino

$484,350

Riverside

$484,350

San Diego

$690,000

Santa Clara

$726,525

 
 

High Balance Solutions

If you are looking to finance a home that exceeds conforming loan limits, our High Balance Solutions program will get the deal done.

Under this program, you can split the loan amount between a first and second mortgage. This may result in lower monthly payments due to potentially lower rates available through conforming mortgage products.

Feature

1st Mortgage

2nd Mortgage

Loan Amortization

10, 15, 20, & 30 Year Fixed*
3/1, 5/1, 7/1 ARM*

15 & 30 Year Fixed*

Max Loan Amount

Conforming Limits

$250k to 90% CLTV
$350k to 85% CLTV

Minimum Credit Score

720 for CLTV <= 85%
740 for CLTV > 85%

Max Loan to Value

90% CLTV Primary Residence
85% Second Home

Max Debt to Income

43%

Residence

1-2 Unit Primary Residence
1 Unit Second Home to 90% CLTV

Transaction

Purchase
Rate and Term
Cash out Refinance

 
 
 

Jumbo Loans

Do you need a loan that doesn’t necessarily conform to county loan limit guidelines? No problem! We work with many investors to get you a loan that fits your needs.

We offer nearly a dozen Jumbo investor loan programs to choose from. With our in-house delegated underwriting we can make sure your deal closes fast!

  • In-House Delegation to $2M

  • 85% LTV to $3M

  • 90% LTV up to $1.5M-No MI

  • 80% LTV to $2M-Non-Warrantable Condos Available

  • 2nd homes up to 80% LTV

  • 5/5 and 15/15 ARM loan terms available*

  • Foreign National Options available

  • ARM Interest Only Available

  • Up to 50% DTI and 55% with an exception for well qualified borrowers

  • FICOs as low as 620

  • Down payment gift funds available (after borrower minimum contribution)

  • Owner occupied cash out up to $400K up to 80% LTV

 

Jumbo Solutions

The Jumbo Solutions loan program is a “sister” program to our High Balance Solutions program. The Jumbo Solutions program can be used if you are looking to finance a home that exceeds conforming high balance loan limits.

Similarly, you can split the loan amount between a first and second mortgage. This may result in lower monthly payments due to potentially lower rates available through high balance conforming mortgage products.

Feature

1st Mortgage

2nd Mortgage

Loan Amortization

· 10, 15, 20, & 30 Year Fixed*

· 3/1, 5/1, 7/1 ARM*

· 15 & 30 Year Fixed*

Max Loan Amount

· Conforming Limits

· $250k to 90% CLTV

· $350k to 85% CLTV

Minimum Credit Score

· 720 for CLTV <= 85%

· 740 for CLTV > 85%

Max Loan to Value

· 90% CLTV Primary Residence

· 85% Second Home

Max Debt to Income Ratio

· 43%

Transaction

· Purchase

· Rate and Term

· Cash out refinance

 

Commercial Loans

Investors or businesses looking for a commercial mortgage loan, look no further! We work with different lenders to assist you in obtaining a commercial loan for your next business venture.

 

Reverse Mortgages

Reverse mortgages are federally insured mortgages that allow borrowers 62 and older to access the equity from their home, whether they are refinancing or purchasing. Funds received from a reverse mortgage can be issued as a lump sum, fixed monthly payments, or as a line of credit, and can be used for a wide variety of reasons. A couple basic requirements include that you live in the property and pay your taxes and homeowner’s insurance.

 

Reverse Mortgage Facts:

You will still own your home.

You retain the title and ownership during the life of the loan and can sell your home at any time.

You can use the proceeds to pay off your existing mortgage.

This may allow you to lower or eliminate your monthly mortgage payments.

You choose how you spend the proceeds.

Many borrowers use it to supplement their retirement income, pay off debt, medical expenses, take their dream vacation, or to remodel their home.

 

 
 
 
 

Mobile Home Loans

 

Financing that fits your Family's Needs.

We are dedicated to helping you along the path to home ownership. We offer competitive rates, and work with a variety of mobile home lenders to ensure your loan is as affordable as possible. First class service is our first priority.

 
 

Let us bring you home

We at C&S California Capital have always prided ourselves with providing our clients, realtors, and associates with respect and professionalism. We are located in Los Angeles County and strive to provide our customers with the information needed to make an informed decision. You’ll enjoy our absolute commitment to providing you with excellent service and expertise.

We offer:

  • Low down payments

  • Multiple loan terms

  • Fixed and step programs

  • Financing for both new and pre-HUD mobile homes (built before 1976)

  • Financing for single, double, and triple-wide mobile homes.

  • Quick approval

  • Close personal service

  • Rate/term refinances available up to 90% of the home’s value

  • Cash out refinances

  • Easy application over the phone, no obligations

  • No pre-payment penalties

  • Taxes and insurance included in payment

  • Mortgage insurance not required

  • No land required, parks are welcome!

 

Documents requested from everyone applying for a mobile home loan:

  • Credit authorization

  • Driver’s license or state issued identification and social security card (both sides)

  • 30 days most recent paystubs

  • Last 2 years W-2’s

  • Last 2 years federal tax returns

  • 3 months most recent bank statements

  • 3 months investment or retirement statements (if applicable)

If you already own a property:

  • Current mortgage statement

  • Current homeowner’s insurance

  • Property tax statements

  • HOA documentation/park info and space rent

If you rent:

  • Verification of rent

If you have been divorced:

  • Divorce decree

  • Alimony documentation

  • Child support documentation

If you have filed for bankruptcy:

  • Bankruptcy filing and discharge

If you own a business:

  • Current year to date profit and loss statement

  • Business license if applicable

  • Last 2 years of corporate tax returns

 

We have a multitude of innovative programs to serve your unique mortgage needs.

Check out our lineup below to find out how C&S offers more innovative home loan programs for whatever your specialty needs may be. We will help you narrow down the possibilities to select the loan that fits your individual needs.
 

 
 
 

Specialty Programs

STaR Loan Program

A mortgage program dedicated to saving our selfless teachers, first responders and correctional officers a little money on their home loans. Current full-time employed teachers, police, firefighters, and correctional officers are eligible for our STaR program, which makes the process of obtaining a mortgage a little bit easier.

  • Save up to $795 in reduced Lender Fees for qualified Teachers, First Responders, and Correctional Officers

  • Gift fund options available which can be used for 100 percent of the home purchase down payment

  • Take advantage of lender paid mortgage insurance options to reduce your monthly mortgage expense

  • Gain peace of mind with a one-time interest rate renegotiation option, if rates improve prior to your closing docs being drawn

Borrower Qualifications

  • Teachers: Must hold an appropriate teacher credential and be currently full-time employed in a public/private school

  • Police/Sheriff/CHP: Must be currently employed full time with City, County, or State Law Enforcement

  • Firefighters/First Responders: Must be currently employed full time with the City, County or State

  • Correctional Officers: Must be currently employed full time with City, County, or State Law Enforcement

 

Keys on Time Guarantee

Welcome to the 20-day Close with your offer backed by the purchasing power of a full loan approval.

Our Keys on Time program will help your purchase offer stand out in a competitive market because we will work with you to get full underwriting loan approval to ensure your loan will close on time, even if you have not yet identified the property. We are 100% committed to owning what it takes to get your loan funded on or before the close of escrow. If your loan does not close on time, we will credit you $895 in closing costs.*

You can combine Keys on Time with our SecureLock program to have the security of a locked in interest rate even prior to making a purchase offer.

  • Over 90% of owner-occupied homes qualify

  • First-time and move-up homebuyers are eligible

  • Single-family, condos, investment, second-homes

**Not available in Oregon. The “Keys on Time” program is a limited guarantee that APMC will provide a credit to the borrower of $895 after the close of escrow if, due to some fault on the part of APMC, its originators or other APMC staff, a purchase transaction does not close until a date after the originally stated close of escrow date. The “Keys on Time” limited guarantee does not apply if the purchase transaction fails to close on or before the anticipated close of escrow date due to events/circumstances beyond APMC’s control, including but not limited to, delays caused by: an unacceptable or unexpectedly low appraisal value on the subject property, acts or omissions by the escrow or title company, second lien holder approvals, short sale approval, or loan conditions imposed by the lender that, despite reasonable diligence by APMC, are not met by any party in a timely manner. The “Keys on Time” limited guarantee trigger begins when the initial loan package is received by APMC’s Fulfillment center. The complete loan package must be received in the APMC Fulfillment center a minimum of 20 days prior to the COE date. Exclusions: The limited guarantee does not apply to the HARP program, reverse mortgages, FHA 203k, non-delegated jumbo products or any loans that require prior approval from an investor. The limited guarantee applies to purchase transactions only. All programs are subject to borrower and property qualifications. Rates, terms, and conditions are subject to change without notice.

 

Secure Lock Program

Lock your rate and secure peace of mind. With our SecureLock program, you can lock in today’s competitive rates while you shop for a home, sell your home, or while your home is under construction. You can also take advantage of a one-time float to market if rates improve prior to signing your loan documents. If rates go up, you are secure!

*To qualify for this program, APM must give full credit approval to all borrowers on the loan. There are specific terms for each lock, based on which variation of the SecureLock program is used. Eligible states include: Alaska, California, Colorado, Hawaii, Idaho, Kansas, Oregon, Texas, and Washington.

Contact us today for full details. 

 

Bridge Loan Program

Our Bridge Loan programs can help you purchase a new home before your existing home is sold. If a seller is unwilling to consider purchase offers with sales contingencies, we have two programs to choose from:

Close with Confidence Bridge Loan

This loan program is designed for borrowers who are in contract for the sale of their existing property, and want to make an offer on another property without a sales contingency. Under this program, you can take the equity from your current home (that is a pending sale) and use the funds to purchase a new home.

Debt Inclusive Bridge Loan

This loan program is designed for borrowers who want to take equity from their current home that is listed for sale and use the funds to purchase another home. All of the debts for the departing residence including any payments on the bridge loan (if any are required) are factored into the borrower’s total DTI when purchasing the new home.

Close With Confidence

Debt Inclusive

Departing Residence

  • Pending sale
  • Signed listing agreement

Bridge Loan Amount

  • Up to $400K
  • Up to $400K

Loan Term

  • 3 months*
  • 4 months*

Minimum Credit Score

  • 680
  • 680

Max CLTV

  • 80%
  • 70%

Max Debt to Income

  • DTI ratios based on max allowed by purchase transaction, but not to exceed 50%
  • Can exclude departing house payments if pending sale requirements are met
  • DTI ratios based on max allowed by purchase transaction, but not to exceed 50%
 

Peak Loan Program

Our Peak Loan program allows you to buy a home up to $1.5M with only 5% down*. The loan terms can even be extended to 40 years, with the first 10 being interest-only payments.

The Peak 2nd Lien loan program can also be an option for you to access the equity in your current home (up to 95% combined loan to value) and use it toward home improvement, debt consolidation, or as a source of down payment on a second home.

1st Lien Qualifications

  • Loan amounts up to $2.5M

  • 5/1 ARM, 30 year fixed, and 30 or 40 year fixed with 10-year Interest Only options available.*

  • 620 minimum credit score

  • 50% maximum debt to income ration

  • Non-warrantable condos allowed

2nd lien qualifications

  • Loan amounts from $20,000 to $500,000

  • 10, 15, 20, and 30 year fixed terms available

  • Available in 2 different options:

    • Stand alone

    • Second mortgage closing concurrently with a loan (for either a purchase or refinance)

 

Expanded Access Program

With our Expanded Access program, we have opened the doors to borrowers who need access to financing but don’t “fit” the standard agency or jumbo program guidelines.

The Expanded Access program provides financing options for borrowers that have difficulty documenting their income, or have debt-to-income (DTI) up to 50% (or even 55% on an exception basis).

Expanded Access also provides options to borrowers with a recent credit event such as a short sale/foreclosure or a mortgage late. Expanded Access offers fully amortizing fixed, ARM and interest only ARM options to facilitate financing on primary, second home and investment properties.

  • Loan amounts from $100K-$2M

  • Up to 90% Loan to Value with full documentation

  • Up to 85% LTV with bank statement documentation

  • 620 minimum FICO credit score

  • Recent credit events allowed include mortgage lates, settled housing events, and 12 month seasoning on a bankruptcy

  • 30-year fixed, 5/1, and 7/1 ARMs*

  • Interest only options on 5/1 and 7/1 ARMs*

 

Investor Advantage

Income Property Financing Just Got Easier

If you are looking to purchase your next investment property, our Investor Advantage loan programs will get the deal done.

Investor Advantage gives you purchasing power in the market today for investment properties. There are two loan programs to choose from to fit your needs:

Investor Advantage

  • Minimum FICO – 640

  • Max LTV- 80%

  • Max Loan Amount- $2M

  • SFR & 1-4 unit properties

  • Non-warrantable Condos allowed (on an exception basis)

  • Income documentation required

Investor Advantage Pro

  • Minimum FICO – 640

  • Max LTV- 75%

  • Max Loan Amount- $2M

  • SFR & 1-4 unit properties

  • Non-warrantable Condos allowed (on an exception basis)

  • No income documentation required. Appraisal and asset documentation required

 

Asset Inclusion Loan Program

This mortgage program is for borrowers who have high assets, but an unsteady monthly income. With the Asset Inclusion Loan program, borrowers can factor in the assets they have remaining — after their down payment and closing costs — as sources of qualifying income.

  • Eligible for Primary, Secondary, and Investment properties

  • Loan amounts up to $1.5 million

  • Up to 80% loan-to-value

  • 700 minimum FICO score required

  • Not available in Hawaii and Nevada

 

Dream Home Renovation

If you can dream it, you can make it a reality. With our Dream Home Renovation program, you can buy the property that needs some renovation. Save time and money by financing the purchase with the cost of the repairs included in your mortgage.

  • Create your dream home instead of buying someone else’s

  • The loan amount is based on future assessed value of home

  • Take advantage of properties in great locations that need renovation

  • 640 minimum FICO required

  • 110% loan to value