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Whatever brought you here — buying your first home, tapping equity, refinancing or investing — find your situation below and see exactly how I help.
Ariane Bibas · Mortgage Loan OfficerNMLS #2833531 · CA DRE #02225025
Loan Calculators & Planning Tools.
Run your own numbers — no signup, no sales call.
Calculators are educational planning tools only, not a loan offer, quote, pre-qualification or pre-approval. All rates are user-adjustable illustrations and no APR is quoted or implied.
How the Engagement Works.
The order you bring people in changes the outcome. Here's who to talk to first, and why.
Get your financing in place before you start touring.
Most buyers start with showings and sort out the loan later. Flip that order, and you walk into your first showing already knowing your real number. With me as both your real estate agent and your loan officer, that handoff happens in one conversation.
Talk to a designer before you talk to a builder.
A builder builds the design they're handed — they don't create one. I've spent twenty years as a designer, so this is the order I'd recommend even if I weren't the one originating the loan.
Get pre-qualified
Share your income, assets and credit picture. In return, we work toward a realistic price range and, if you qualify, a pre-approval letter — before you've fallen for a house you can't finance.
Contact Ariane for Next StepsDefine the design first
Layout, finishes, and scope get decided before a single bid goes out — so contractors are pricing an actual plan instead of guessing at one.
Contact Ariane for Next StepsSee your actual buying power
Pre-qualification can surface options you didn't know about — a renovation loan that opens up fixer-uppers, or a program with a lower down payment requirement.
Contact Ariane for Next StepsMatch the design to the money
Once the scope is real, we compare financing options — a renovation loan, construction-to-permanent, or a HELOC — so the design and the budget agree before you're committed to either.
Contact Ariane for Next StepsThen start touring homes
With a pre-approval letter in hand, you tour within a price range you've already reviewed — and your offers carry the documentation sellers look for. (A pre-approval is not a final loan approval.)
Contact Ariane for Next StepsThen bring in the builder
A fully specified plan means accurate bids, a realistic timeline, and fewer change orders — a common reason renovation budgets grow.
Contact Ariane for Next StepsFrom Today to Closing Day.
Four stops between here and your keys, often around 30–45 days for a typical purchase, though every timeline depends on the loan, the property and the paperwork.
See Full Details
Pre-Approval
The faster you send bank statements and credit authorization, the faster this moves — working toward a realistic price range and, if you qualify, a pre-approval letter to shop with.
Lender Match
Banks offer one lender's programs — theirs. As a broker, I can compare programs and pricing across C2 Financial Corporation's network of wholesale lenders for your situation.
Loan Application Submitted
Once you're under contract, I file your formal application and issue your initial disclosures, and processing starts collecting the paperwork underwriting will need.
Closing Day
Final documents are signed, and once everything's recorded, the keys are yours.
What's Your Story?
However you got here, there may be a path for it — tap yours below.
The Obstacles May Be Smaller Than They Feel. Let's Look at Your Options.
Down payment feels out of reach?
FHA, VA, and conventional programs each open a different low-down-payment path — and California down payment assistance programs may reduce out-of-pocket costs for eligible buyers.
Read the Down Payment Assistance GuideNot sure where you stand?
Credit questions? Self-employed? Complex income? FHA has its own credit guidelines, and bank-statement or Non-QM programs exist for some self-employed borrowers (they often cost more). Every program has qualification requirements — we can review which options may be worth comparing.
Explore Qualifying OptionsDon't know where to start?
Try the free two-minute Loan Finder — no name or email needed — to see which programs may be worth comparing before you call. (An actual pre-approval does require a credit review.)
Try the Loan Finder →Buy Before You Sell, or Add a Place Without Giving Up Your First Rate.
Need to buy before your current home sells?
Bridge financing may let you access your existing equity for a down payment before your sale closes.
Learn About Bridge LoansFinancing a vacation or second home?
Second-home loans follow different guidelines than investment properties, so pricing and down payment requirements can differ — worth comparing.
Try the Loan Finder →Not sure whether to buy or sell first?
Try the free two-minute Loan Finder to estimate your buying power before you decide.
Try the Loan Finder →Some Loans Look at What It's Worth When You're Done — Not Just What It's Worth Today.
Buying a fixer-upper?
Some renovation loans are based on the estimated after-renovation value, so the purchase price and rehab budget may be combined into one loan, subject to program limits.
Learn About Renovation LoansAdding an ADU?
Depending on the program, projected ADU rental income may count toward what you can borrow. DSCR loans are one option to compare — they often carry higher rates.
Explore DSCR / Investor LoansBuilding from the ground up?
Construction-to-permanent financing can combine your construction loan and your final mortgage into one closing.
Learn About Construction-to-PermanentKeep Your Rate and Borrow Against What You've Built, or Replace It If the Math Works Out Better.
Want to keep your first mortgage untouched?
A HELOC or home equity loan borrows against your equity as a second loan, so your existing rate stays exactly as it is.
Learn About HELOCsWant a lower rate or shorter term?
A rate-and-term refinance replaces your current mortgage without pulling out cash.
Learn About RefinancingNeed cash for a renovation or other expense?
A cash-out refinance replaces your mortgage and turns the equity you've built up into funds at closing.
Learn About Cash-Out RefinancingAdding an ADU for rental income or family?
You don't need to be mid-renovation to do this — a HELOC or cash-out refinance can fund an ADU on its own, and an ADU may add property value and rental income.
Read the ADU Financing GuideNot sure which path fits, or whether it's worth it? Run the numbers yourself with the HELOC Borrowing Power or Points calculators — no call required.
Some Investor Loans Look at the Property's Income, Not Just Your Paycheck.
Buying a rental property?
DSCR loans generally qualify on the rent the property is expected to generate rather than your personal income — they often carry higher rates and larger down payments than conventional loans.
Explore DSCR / Investor LoansRenovating for resale or rental?
Renovation lending can finance the purchase and the rehab budget together, based on the estimated after-renovation value.
Learn About Renovation LoansSelf-employed or have complex income?
Bank-statement and Non-QM programs may qualify you on deposits and assets instead of a standard pay stub — they typically cost more than conventional loans.
Explore Qualifying OptionsRebuilding Options Exist — Let's Review Yours.
Lost your home to a fire or disaster?
FHA's 203(h) program and renovation-style financing exist specifically for this situation — knowing which pieces apply to you starts with a conversation.
Read the Rebuilding GuideRebuilding on your own lot?
Depending on the lender and program rules, 203(h) may be paired with renovation-style draws to finance the rebuild itself, in one loan.
Learn About FHA 203(h)Loan Options for What You’re Building.
Purchase, refinance, FHA, VA, jumbo, investment, reverse — let's compare the options for your goals. My twenty years of design-build experience are a bonus when renovation's part of the plan.
Conventional
Flexible terms, with low-down-payment options for qualified buyers.
See Full DetailsJumbo
Financing above conforming limits — fixed, ARM, and interest-only structures for higher-value homes.
See Full DetailsFHA Loans
Low-down-payment options and more flexible credit guidelines for qualified first-time and repeat buyers.
See Full DetailsDisaster Recovery
Rebuilding or repurchasing after a fire, flood, or other federally declared disaster, through FHA's disaster-recovery program.
See Full DetailsVA Loans
Program benefits for eligible veterans, active-duty service members, and surviving spouses.
See Full DetailsReverse Mortgage
Available to homeowners 62 and older (a program requirement) — converts home equity into funds with no required monthly mortgage payment; taxes, insurance and upkeep still apply, and the loan balance grows over time.
See Full DetailsRefinance & Cash-Out
Options that may lower your payment, shorten your term, or access equity — results depend on your situation.
See Full DetailsDSCR / Investor
Qualify based on rental income rather than your paycheck — one option to compare for rentals and ADU income. Often higher rates and down payments than conventional loans.
See Full DetailsNon-QM & Jumbo Non-QM
For self-employed, asset-rich, or high-net-worth buyers who don't fit the standard box — options that often cost more than conventional loans.
See Full DetailsBank-Statement
For self-employed borrowers whose tax write-offs make their returns understate what they actually earn — may qualify on deposits instead; pricing is typically higher.
See Full DetailsDown Payment Assistance
State, county, and nonprofit programs that may help eligible buyers cover a down payment or closing costs — often paired with FHA.
See Full DetailsBrowse More Loans
USDA, HELOC, construction & renovation, and ADU financing.
Details & glossaryFigures above are general program guidelines, not loan terms or an offer of credit — actual down payment, APR, and repayment terms depend on your qualifications, the program you select, and current pricing. Contact Ariane for rates and terms specific to your situation.
What every loan application needs
Every file — purchase, refinance, renovation, or new construction — comes down to the same six pieces. Have a general sense of each and things can move more smoothly:
- Identification — your legal name (as it appears on your ID), a government-issued ID, and your Social Security number, so I can run your credit.
- Income & employment — recent pay stubs and two years of W-2s or tax returns. Self-employed? Bank-statement programs are one alternative to compare (they often cost more).
- Assets — statements showing the funds for your down payment and reserves.
- Credit — your authorization to pull it. Not sure of your score? That's exactly what we'll find out together.
- Debts — your existing monthly obligations: auto loans, student loans, any other mortgages.
- The property — its value. Getting a pre-qualification letter before we've found your home? You don't need an address yet — just a target price.