FHA loans
Government-insured loans with low down payment requirements and flexible credit guidelines. Popular with first-time buyers.
Buyer Guide
Buy your home with a clear plan
From your first question to Key Day, in English or Spanish. First-time buyers and ITIN buyers welcome.
The Process
Six steps to Key Day
01
Consultation & plan
We talk through your goals, budget, timeline and areas. I explain how I work and we sign a written buyer representation agreement, which California law and MLS rules require before touring. It spells out my services and how I'm paid; compensation is negotiable.
02
Get pre-approved
A lender reviews your income, credit and savings so you know your price range and sellers take your offer seriously. ITIN buyers can work with lenders that offer ITIN loan programs.
03
Search & tour
You get new listings that match your search the day they hit the market, and we tour the homes that fit, in person or by video.
04
Offer & negotiate
I pull comparable sales so your offer is based on real numbers, then negotiate price, credits and terms on your behalf.
05
Escrow & inspections
Inspections, appraisal, disclosures and loan approval. I keep every deadline on track and explain each document before you sign.
06
Key Day
Final walk-through, closing, and the best part: keys in your hand. See Key Day celebrations.
First-Time & ITIN Buyers
Programs that can help you buy
You may need less money up front than you think. These are common options; your lender confirms which ones you qualify for.
VA loans
For eligible veterans, service members and some surviving spouses. Often no down payment required.
Conventional loans
Low down payment options are available for qualified buyers, including some first-time buyer programs.
ITIN loans
For buyers who file taxes with an Individual Taxpayer Identification Number instead of a Social Security number. Offered by specialized lenders; terms and down payments vary.
Down payment assistance
State and local programs, such as those offered through CalHFA, may help with down payment or closing costs for eligible buyers.
Not sure where to start?
Tell me your situation and I'll explain the options and connect you with lenders who offer them.
Ask Jonathan →Financing information is general and not a commitment to lend. Jonathan Orozco is a real estate agent, not a mortgage lender. All loan programs are subject to lender approval, buyer qualification and program availability. You are free to choose any lender.
Buyer Consultation
Let's map out your purchase
A free, no-pressure conversation about budget, programs, areas and timing. In person, by phone or video, in English or Spanish.