Whether you’re buying your first home in Bucks County, refinancing in Montgomery County, or building an investment portfolio in Philadelphia — the mortgage loan you choose determines your payment, your approval odds, and your long-term financial position. This guide covers every loan type available through Dynamic Funding Solutions, Inc. (NMLS #17144), a Pennsylvania and Florida mortgage broker led by Lena Polnet, NMLS #17225.
Use this page to compare loan options side by side. Each section links to a full dedicated page with program details, qualification guidelines, and next steps.
What Type of Mortgage Loan Do You Need?
The right loan depends on three questions: What are you buying? How do you document your income? What are your credit and asset positions? Pennsylvania borrowers have access to a wider range of programs than most realize — including government-backed options, investor programs, and alternative income loans that don’t require W-2s or tax returns.
Conventional Loans
Conventional loans are the standard mortgage for buyers with solid credit and documented income. They offer competitive rates, flexible terms, and broad property eligibility — including primary residences, second homes, and investment properties. Down payments start at 3% for qualifying buyers.
Best for: W-2 employees, established credit, buyers who want to avoid mortgage insurance with 20% down.
Learn more about Conventional Loans →
FHA Loans
FHA loans are government-backed mortgages designed for buyers with lower credit scores or smaller down payments. With as little as 3.5% down and flexible debt-to-income guidelines, FHA opens homeownership to first-time buyers and those rebuilding credit across Pennsylvania.
Best for: First-time buyers, lower credit scores (580+), buyers with limited down payment savings.
VA Loans
VA loans offer 100% financing with no down payment, no private mortgage insurance, and competitive interest rates — exclusively for eligible veterans, active-duty service members, and surviving spouses. Pennsylvania veterans in Bucks County, Montgomery County, and Philadelphia can use this benefit to buy or refinance with zero out-of-pocket cost.
Best for: Veterans and active-duty military buyers with a Certificate of Eligibility.
DSCR Loans for Real Estate Investors
DSCR (Debt Service Coverage Ratio) loans qualify you based on rental income rather than personal income. No tax returns, no W-2s — just proof that the property’s income covers its debt service. This makes DSCR loans the go-to financing tool for real estate investors building portfolios across Pennsylvania.
Best for: Real estate investors purchasing rental properties, short-term rentals, or multi-unit buildings.
Non-QM Loans
Non-QM (Non-Qualified Mortgage) loans are designed for borrowers who can’t qualify through conventional guidelines — including self-employed borrowers, high-net-worth individuals, and those with past credit events. Alternative documentation including bank statements, asset depletion, and P&L statements can be used for approval.
Best for: Self-employed borrowers, high DTI borrowers, those with prior credit challenges.
Learn more about Non-QM Loans →
Bank Statement Loans
Bank statement loans use 12–24 months of personal or business bank deposits — not tax returns — to calculate qualifying income. This is the most widely used alternative income program for self-employed professionals, freelancers, and business owners in Pennsylvania who write off significant expenses.
Best for: Self-employed borrowers whose tax returns understate actual income.
Learn more about Bank Statement Loans →
1099 and P&L Loans
1099 loans use year-end contractor income forms to calculate qualifying income, while P&L loans use a signed profit-and-loss statement prepared by a CPA or licensed accountant. Both eliminate the need for tax returns and are ideal for independent contractors and business owners.
Best for: Independent contractors, gig workers, small business owners.
Learn more about 1099 & P&L Loans →
ITIN Loans
ITIN loans allow borrowers without a Social Security number to purchase or refinance property in Pennsylvania using an Individual Taxpayer Identification Number. These programs accept alternative credit documentation and income from self-employment, W-2, or 1099 sources.
Best for: Non-citizen borrowers with an ITIN who have established credit or income in the U.S.
Foreign National Home Loans
Foreign national loans allow non-U.S. residents to purchase American real estate without a Social Security number, U.S. credit history, or U.S. income. These programs use international income documentation, foreign credit profiles, or asset verification to qualify borrowers for investment properties and vacation homes.
Best for: International buyers purchasing U.S. real estate, second-home buyers living abroad.
Learn more about Foreign National Home Loans →
Asset-Based Loans
Asset-based loans — sometimes called asset depletion or asset utilization loans — qualify borrowers using the value of their liquid assets rather than traditional income. Retirement accounts, brokerage accounts, and bank balances are converted into a calculated monthly income figure for approval purposes.
Best for: Retirees, high-net-worth individuals with significant assets but limited earned income.
Learn more about Asset-Based Loans →
Reverse Mortgage
A reverse mortgage allows homeowners 62 and older to convert home equity into tax-free income without selling the property or making monthly mortgage payments. The loan is repaid when the home is sold, the borrower moves out, or the estate settles. This program is available for primary residences across Pennsylvania.
Best for: Homeowners 62+ with significant equity who want to supplement retirement income.
Learn more about Reverse Mortgage →
Bridge Loans
Bridge loans provide short-term financing to help buyers purchase a new home before selling their existing property. Instead of making a contingent offer, bridge loan borrowers can compete as non-contingent buyers — a critical advantage in competitive Pennsylvania markets like Bucks County and Montgomery County.
Best for: Current homeowners buying before they sell, buyers in competitive markets.
Learn more about Bridge Loans →
Construction Loans
Construction loans fund the building of a new home from the ground up. Unlike a traditional mortgage, construction loans disburse funds in stages aligned with the building schedule. Once construction is complete, the loan typically converts to a permanent mortgage. Available for custom builds across Pennsylvania.
Best for: Buyers building a custom home on owned or purchased land.
Learn more about Construction Loans →
Cash-Out Refinance
A cash-out refinance replaces your existing mortgage with a new, larger loan — allowing you to access your home’s equity as cash. Funds can be used for home improvements, debt consolidation, investment, or any other purpose. Pennsylvania homeowners who’ve built equity since purchase may find cash-out refinancing provides significant liquidity.
Best for: Homeowners with built equity who need lump-sum funds.
Learn more about Cash-Out Refinance →
Rate and Term Refinance
Rate and term refinancing replaces your current mortgage with a new loan at a lower interest rate, different term length, or both — without taking out additional cash. This option helps homeowners reduce monthly payments, shorten their payoff timeline, or switch from an adjustable rate to a fixed rate.
Best for: Homeowners looking to reduce their rate or restructure their loan without accessing equity.
Learn more about Rate & Term Refinance →
Interest-Only Loans
Interest-only loans allow borrowers to pay only the interest portion of their mortgage for an initial period — typically 5–10 years — before transitioning to fully amortizing payments. This reduces monthly carrying costs during the interest-only period, making it a useful tool for investors and buyers with irregular income timing.
Best for: Real estate investors, high-income borrowers with variable cash flow, short-term holds.
Learn more about Interest-Only Loans →
Markets Served: Pennsylvania and Florida
Dynamic Funding Solutions, Inc. serves borrowers throughout southeastern Pennsylvania and statewide Florida. Our Pennsylvania coverage includes Huntingdon Valley, Bucks County, Montgomery County, and the City of Philadelphia. In Florida, we serve Orlando, Tampa, Jacksonville, and Boca Raton.
Every loan program listed above is available in both states, with market-specific guidance on property values, local lender requirements, and state-specific disclosure requirements.
Work with Lena Polnet — NMLS #17225
Lena Polnet has guided Pennsylvania and Florida borrowers through every loan type listed on this page. She holds NMLS license #17225 and specializes in matching borrowers to the right program — including complex scenarios involving self-employment, investment properties, and alternative income documentation.
Dynamic Funding Solutions, Inc. operates as NMLS #17144, licensed as a mortgage broker in Pennsylvania and Florida.
Ready to get started? Call (215) 364-7171 or schedule a free consultation to discuss which loan program fits your situation.