Tap your equity with more forgiving credit.
Check My FHA Options
about 55 seconds left60 seconds · no hard credit pull · never sold
Is this for your primary residence?*
Purchases & cash-out need owner occupancy — an FHA Streamline works on a former primary you now rent out
An FHA cash-out refinance turns equity in the home you live in into cash — most often to pay off high-interest debt — under credit guidelines that are more forgiving than conventional financing.
- Cash-out to 80% LTV
- 3.5% down on a purchase — 620+ credit
- FHA Streamline — minimal docs, no appraisal
- 1–4 unit owner-occupied homes — rental-unit income can help you qualify
- Rate-and-term refinance also available
- No hard credit pull to see your options
- First-time buyers
- Paying off high-interest debt
- Smaller down payments
- Owner-occupied 2–4 units
Built for the borrower conventional says no to.
Forgiving credit guidelines
FHA underwriting looks past credit events and thinner files that conventional financing won't.
Live in one unit, rent the rest
On a two-to-four unit home you occupy, income from the other units can help you qualify.
Streamline when rates drop
If your current loan is FHA, a Streamline refinance needs reduced documentation and no appraisal — even on a former home you now rent.
The cost, shown honestly
FHA carries mortgage insurance that generally can't be removed. Joshua puts it next to conventional so you choose with open eyes.
Sound like your situation? Answer a few questions and I'll show you what you qualify for — about 60 seconds, no hard credit pull.
Check my options →Run an FHA purchase or cash-out.
FHA purchase & cash-out
An estimate from your numbers. Not a rate quote or a commitment to lend.
Estimated net cash-out
$99,200
New loan at the 80% LTV maximum, after the payoff and closing costs
An estimate is a start. Tell me about the property and I'll come back with real options for it.
Check my options →FHA at a glance.
- Cash-out refinance
- Up to 80% LTV; owner-occupied
- Purchase down payment
- 3.5%
- Credit through Joshua
- 620+ for purchases and cash-out; Streamline has no minimum
- Upfront mortgage insurance
- 1.75% of the loan, financed
- Annual mortgage insurance
- 0.50%–0.55% of the loan, paid monthly (0.70%–0.75% on high-balance loans)
- Payment history
- No late payments in the last 12 months on any account
- Property
- 1–4 units; county loan limits apply
- Equity in an owner-occupied 1–4 unit home
- A modest down payment
- High-interest debt to pay off
- 620+ FICO
- Owner-occupied only for purchases and cash-out
- Mortgage insurance applies and generally can't be removed at 20% equity; the exit is refinancing to conventional
- County loan limits cap the amount
- Texas: FHA cash-out isn't available on a Texas homestead; rate-and-term and Streamline refinances are
- No late payments in the last 12 months — mortgage, cards, or auto
Good to know.
What is an FHA cash-out refinance?+
A refinance of the home you live in that converts equity into cash, with more forgiving credit guidelines than conventional. The most common use is paying off debt.
What's the minimum down payment on an FHA purchase?+
3.5% on a primary residence of one to four units.
Is FHA for a primary residence only?+
Purchases and cash-out, yes. A Streamline refinance can work on a former primary residence that's now rented.
What is MIP?+
FHA mortgage insurance. There's a 1.75% upfront premium, financed into the loan, and an annual premium paid in the monthly payment. It generally can't be removed at 20% equity; refinancing to a conventional loan is how you drop it.
What credit score do I need?+
620 or higher for purchases and cash-out through Joshua. An FHA Streamline on an existing FHA loan has no minimum.
Still have a question about your own scenario? Start here and I'll answer it with your numbers in front of me.
Check my options →Let's build your structure.
Tell me your goal and the numbers. You'll get a clear, no-pressure plan — and the rate that fits it.