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 rural 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 the 1.0 DSCR ratio that most lenders treat as the floor. 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 scenarios most lenders refuse — 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 rural 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 within one business day — no commitment, no salesy follow-up, just an honest read on what’s possible.