Updated · Mike Certo, NMLS #260555
Nevada Mortgage Programs
Cornerstone First Mortgage originates Nevada mortgages through Mike Certo and his team of seasoned Nevada-licensed loan officers. Below is the full menu of programs we run for Nevada buyers, each one explained briefly with the key facts. For program-specific eligibility, income limits, FICO requirements, or to talk through your scenario, request more information below or call (480) 296-6513.
Nevada Down Payment Assistance
Designed for first-time and repeat Nevada buyers who need help with the down payment, closing costs, or both. Cornerstone is approved for both Nevada state-level DPA programs and the major national DPA options. We run the full menu. Nevada Housing Division statewide programs including Home Is Possible (HIP) and Worker Advantage, Nevada Rural Housing programs (Home At Last, Launchpad, Rural Rocks $20K), plus national programs that work in Nevada (Chenoa Fund, Arrive Home, Essex/NHF).
- Home Is Possible (HIP): Nevada Housing Division statewide DPA with multiple variants for first-time and repeat buyers. Pairs with FHA, VA, USDA, or Conventional.
- HIP for First-Time Homebuyers: bond program with reduced rate options for qualified FTHB.
- Worker Advantage Program: $20K assistance for essential workers (healthcare, education, public safety, construction, and more).
- Home At Last (Nevada Rural Housing): comprehensive DPA + first mortgage for outlying and statewide buyers.
- Launchpad / Launchpad FTHB (Nevada Rural Housing): DPA programs for general and first-time buyer paths.
- Rural Rocks $20K: $20,000 DPA grant for buyers in approved professions (healthcare, education, public safety, others).
- Nevada Rural Housing MCC: federal tax credit on mortgage interest, stacks with most other programs.
- National programs: Chenoa Fund (FHA-paired), Arrive Home (ITIN borrower path), Essex/NHF (multi-tier FHA/VA/USDA/conventional).
One DPA program per transaction. Specific eligibility (income limits, purchase-price caps, FICO thresholds, occupancy, FTHB status) varies, request more information for your specific scenario.
Buy Before You Sell (BBYS)
Bridge financing for the move-up Nevada buyer who needs to buy their next home before their current home sells. Removes the contingency from the offer, listing agents call this the deal-saver. Cornerstone's BBYS program lets the buyer write a clean offer; we underwrite the bridge based on equity in the existing home plus the new purchase.
- Common scenario: Contract Contingent on Buyer Sale (CCBS) deals where the seller doesn't want a contingent offer; BBYS removes the contingency.
- Process: we underwrite the bridge alongside the new purchase mortgage; close concurrently or near-concurrently.
- Audience: consumer move-up buyers AND industry listing agents who want their CCBS deal to actually close.
Self-Employed Loans
Tax returns underrepresent self-employed income because of legal deductions. Standard mortgage underwriting punishes that. We run the alternative paths for Nevada self-employed buyers: bank-statement loans (12 or 24 months), 1099 loans, and asset-qualifier loans (qualify on liquid assets without showing income).
- Bank statement loans: qualify on 12 or 24 months of business bank deposits with expense-factor adjustments, not deposit gross.
- 1099 loans: for contractors, gig workers, real estate agents, and other 1099-only earners, qualify on documented 1099 income.
- Asset-qualifier loans: qualify on liquid assets (cash, brokerage, retirement) divided over an asset-utilization period.
Jumbo & Medical Professionals
Loan amounts above conforming limits, full doc, alt doc, super jumbo (above $2M), plus the standout Medical Professionals program. Up to 100% LTV with NO PMI for physicians, dentists, and a specific list of credentialed medical roles. Nevada has growing jumbo markets in Las Vegas Summerlin and The Ridges, plus Reno area, and Medical Professionals is a frequent Nevada path for doctors at Renown, Saint Mary's, Sunrise Hospital, University Medical Center, and across the state.
- Medical Professionals eligible: MD, DO, DDS, DMD, DPM, DVM, PharmD, Ophthalmology MD/DO, Psychiatry MD/DO, CRNA with DNAP/DNP.
- Up to 100% LTV at $1.5M with FICO 680; 100% at $2M with FICO 720; 95% at $2M with FICO 680.
- Student loan exclusion: deferred and IBR student loans excluded from DTI for residents and fellows on resident/fellow income.
Investor & DSCR Loans
For real estate investors buying Nevada rental property. DSCR loans qualify on the rental income of the property, not your personal income. We finance below a 1.0 DSCR ratio, sub-1.0 programs are part of our investor menu. Short-term rental specific products available for Nevada Airbnb / VRBO markets including the Lake Tahoe area and Las Vegas tourist regions.
- DSCR loans: qualify on the rental income vs the property's debt service, not personal income.
- Below 1.0 DSCR: we finance sub-1.0 scenarios, request more information for your specific deal.
- Short-term rental specific: Airbnb / VRBO-targeted DSCR products with experienced underwriting for STR income.
First-Time Home Buyer Loans
FHA, USDA, conventional with low down payment, and Nevada DPA-paired structures. Designed for the Nevada buyer with real-life income and credit, not a perfect-paper applicant. We pair the right first mortgage with the right Nevada Housing Division, Nevada Rural Housing, or national DPA program for your specific scenario.
- FHA: 3.5% down, 580+ FICO published (620+ practical overlay). Pairs with most Nevada DPA programs.
- USDA: zero down for USDA-eligible Nevada outlying areas (significant coverage outside Las Vegas and Reno metros).
- Conventional 97: 3% down, 620+ FICO. Pairs with HIP, Worker Advantage, and other Nevada DPA program options.
Not sure which program fits
Call (480) 296-6513 for a free consult, or send your scenario through the form below. Mike and his team review every Nevada scenario and respond shortly, no commitment, no salesy follow-up, just an honest read on what’s possible.