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.
Common QuestionsPreguntas frecuentes
Buyer questions, answeredRespuestas a preguntas de compradores
How much do I need for a down payment in California?¿Cuánto necesito de enganche en California?
It depends on the loan. FHA loans allow as little as 3.5% down for eligible buyers, some conventional loans allow 3%, and VA loans can require no down payment for eligible veterans and service members. Down payment assistance, such as CalHFA programs, may help cover part of it. All programs are subject to lender approval and buyer qualification, so a lender pre-approval is the best way to know your real number.Depende del préstamo. Los préstamos FHA permiten desde 3.5% de enganche para compradores que califiquen, algunos préstamos convencionales permiten 3%, y los préstamos VA pueden no requerir enganche para veteranos y militares que califiquen. Los programas de ayuda para el enganche, como los de CalHFA, pueden cubrir una parte. Todos los programas están sujetos a la aprobación del prestamista y a la calificación del comprador; la preaprobación es la mejor forma de saber su cifra real.
Can I buy a home with an ITIN instead of a Social Security number?¿Puedo comprar una casa con ITIN en lugar de número de Seguro Social?
Yes. Some lenders offer ITIN mortgage loans. They usually ask for a larger down payment and more documentation than standard loans, and terms vary by lender. I work with ITIN buyers in English and Spanish and can connect you with lenders who offer these loans. Approval depends on the lender and your qualifications.Sí. Algunos prestamistas ofrecen préstamos hipotecarios con ITIN. Por lo general piden un enganche más alto y más documentos que un préstamo estándar, y las condiciones varían según el prestamista. Trabajo con compradores con ITIN en inglés y español y le puedo conectar con prestamistas que ofrecen estos préstamos. La aprobación depende del prestamista y de su calificación.
Do I have to sign an agreement before touring homes with an agent?¿Tengo que firmar un acuerdo antes de visitar casas con un agente?
Yes. California law and MLS rules require a written buyer representation agreement with the agent who tours homes with you. It explains the services you'll receive and how your agent is paid. Compensation is negotiable, and I'll walk you through every line before you sign.Sí. La ley de California y las reglas del MLS requieren un acuerdo escrito de representación del comprador con el agente que le muestre casas. Explica los servicios que recibirá y cómo se le paga a su agente. La compensación es negociable, y le explico cada punto antes de firmar.
How long does it take to buy a house?¿Cuánto tiempo toma comprar una casa?
Finding the right home can take a few weeks to a few months, depending on your budget and how many homes are for sale. Once an offer is accepted, escrow in California commonly lasts about 30 to 45 days, covering inspections, the appraisal and final loan approval.Encontrar la casa indicada puede tomar desde unas semanas hasta unos meses, según su presupuesto y cuántas casas haya a la venta. Una vez aceptada la oferta, el escrow en California suele durar entre 30 y 45 días, e incluye inspecciones, el avalúo y la aprobación final del préstamo.
Do you work with buyers in Spanish?¿Trabaja con compradores en español?
Yes. I work with clients in English and Spanish, from the first consultation through closing, across the Inland Empire, High Desert, Orange County and Los Angeles.Sí. Trabajo con clientes en inglés y español, desde la primera consulta hasta el cierre, en el Inland Empire, el High Desert, el Condado de Orange y Los Ángeles.
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.