Cornerstone Mortgage Programs
Tailored Loan Programs with Rich Bolt @ Cornerstone First Mortgage
Explore the full suite of loan and DPA programs available across NJ, FL, GA, PA & VA.
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Call or Text Us at 908-332-8575Find Your Perfect Loan Match
Answer a few quick questions to find your best loan and assistance options.
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Cornerstone Signature & Non-QM Highlights
Can't qualify under conventional W-2 rules? Our specialized Cornerstone programs give self-employed, investors, and move-up buyers options other banks simply can't offer.
Non-QM Bank Statement
12-24 months personal or business deposits. No tax returns or W-2s. Up to $3M+ loan amounts.
Learn MoreDSCR Rental Cash Flow
Qualify solely based on rental income. No personal DTI or tax transcripts. Perfect for Airbnb or multi-family.
Learn MoreP&L Only Loan
Qualify using a CPA or tax preparer signed Profit & Loss statement. Keep business write-offs protected.
Learn MoreBuy Before You Sell
Unlock equity upfront. Zero sale contingency. Write winning cash-like offers and move directly once.
Learn MoreExplore All 15 Loan Programs
Filter by your goal or browse the full lineup Rich shops across direct underwriting channels and wholesale lenders.
NON-QM BANK STATEMENT
Qualify using 12 or 24 months of personal or business bank statements without tax returns.
- No tax returns or W-2s required
- Qualify using personal or business cash flow
- Loan amounts up to $3M+ with flexible reserves
DSCR (INVESTOR CASH FLOW)
Qualify strictly on the property's rental income rather than personal employment or tax returns.
- No personal income or employment verification
- Finance unlimited properties in your LLC
- Short-term Airbnb & long-term rentals eligible
P&L LOAN (PROFIT & LOSS)
Qualify based on a 12 or 24-month CPA or licensed tax preparer signed Profit & Loss statement.
- Zero federal tax returns or IRS transcripts
- Qualify on actual business profitability
- Loan amounts up to $2.5M for business owners
BUY BEFORE YOU SELL
Unlock current home equity and make a non-contingent cash-like offer on your next home first.
- Eliminate stressful home sale contingencies
- Current mortgage payment excluded from qualifying DTI
- Move once directly into your new home
1ST MORTGAGE HELOC
Combine your primary 1st mortgage and a revolving line of credit for purchase or refinance.
- Interest calculated daily on net balance
- Sweep regular cash flow in to slash interest
- 30-year revolving access for purchases or refis
CONVENTIONAL
I have a strong credit score and steady income, and I want a competitive loan option.
- Lower interest rates with good credit
- Reduced or cancelable mortgage insurance
- Flexible loan terms: 15, 20, 25, or 30-year
FHA
I want easier credit requirements and more flexible qualification guidelines.
- Down payments as low as 3.5%
- Credit scores starting at 580 accepted
- Flexible income and debt ratio guidelines
VA LOAN
I am a Veteran or Active Duty service member and want to use my earned VA benefits.
- No down payment required (0% down)
- Zero monthly mortgage insurance (PMI)
- Competitive wholesale interest rates
DOWN PAYMENT ASSISTANCE
State and agency-backed programs offering forgivable second mortgages to cover upfront cash.
- NJHMFA $15k DPA & $7k First-Gen additions
- Florida Hometown Heroes up to $35k
- Pair with FHA or conventional first mortgages
USDA LOAN
100% financing for eligible suburban and rural areas with affordable terms.
- No down payment required (0% down)
- Low monthly mortgage guarantee fee
- Competitive fixed interest rates
RATE & CASH-OUT REFINANCE
Improve your mortgage rate, shorten terms, or pull out cash for home renovation or debt payoff.
- Lower your monthly mortgage payment
- Tap into accumulated home equity for cash
- Consolidate high-interest credit card debt
JUMBO FINANCING
Financing for higher-value properties exceeding conforming county limits.
- Higher loan limits for luxury properties
- Competitive rates for well-qualified buyers
- Options starting at 10% to 15% down payment
RENOVATION & REHAB
Combine the purchase price and renovation budget into a single long-term loan.
- One application, one closing, one payment
- Based on projected 'after-improved' value
- FHA 203(k) & Fannie Mae HomeStyle options
2ND HOME & VACATION
Purchase a vacation home or secondary residence in NJ, Florida, PA, or VA.
- Lower down payment requirements than pure investment
- Competitive wholesale interest rates
- Enjoy a retreat or seasonal getaway
CONDO FINANCING
Expertise in warrantable and non-warrantable condominium projects.
- Warrantable & non-warrantable project guidance
- Primary, secondary, or investor condo loans
- In-depth HOA review and fast-track approval
FHA vs. Conventional vs. VA Loans in New Jersey
A side-by-side comparison of the three most common NJ loan programs Rich Bolt structures for first-time and move-up buyers.
| Feature | FHA Loan | Conventional Loan | VA Loan |
|---|---|---|---|
| Min. down payment | 3.5% | 3%–5% | 0% |
| Min. credit score | 580 | 620 | ~620 (lender set) |
| Mortgage insurance | Upfront + annual MIP | PMI (cancelable at 80%) | None |
| Best for | Lower credit, higher DTI | Strong credit & income | Veterans & active military |
| Pairs with NJ DPA? | Yes | Yes (HFA Advantage) | Yes |
Figures are general guidelines; actual requirements vary by lender and program. Under the federal 21st Century ROAD to Housing Act (H.R. 6644, Pub. L. 119-101), the FHA may establish a small-dollar mortgage pilot and expanded housing-supply grants — Rich Bolt tracks these changes so NJ buyers always see current, policy-aware options.
Compare Loan Programs
Select up to 3 loan programs to compare their key features side-by-side.
| Features | Conventional | FHA | VA |
|---|---|---|---|
| Min. Down Payment | As low as 3% | As low as 3.5% | 0% in most cases |
| Min. Credit Score | 620+ | 580+ | Flexible (typically 580+) |
| Mortgage Insurance | Required if < 20% down | Upfront & Annual required | None (One-time funding fee) |
| Eligible Properties | Primary, Second Home, Investment | Primary Residence only (1-4 units) | Primary Residence only |
| Loan Limits | Up to local conforming limits | Varies by county | No set limits for full entitlement |
| Best For | Good credit and moderate down payment | First-time buyers, lower credit scores | Veterans and active military |
Daily Mortgage Interest Rates
Disclaimer: Mortgage interest rates shown are for informational purposes only and subject to change without notice. Actual rates and terms vary based on credit profile, loan amount, property location (NJ, FL, GA, PA, VA), occupancy, and LTV. Please contact Rich Bolt directly for a personalized rate quote.
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