I Don't Just Quote Rates, I Build Financial Strategy
Experience the difference of working with a former CPA and Director of Finance. I approach home financing with discipline and fiscal responsibility. Based in Granite Bay, serving Greater Sacramento & Northern CA.
Who We Serve
Whether you're buying your first home, building wealth, planning your next move, or planning retirement—I have the expertise to guide you.
Your First Home
I educate and simplify the process so you can stop renting and start owning.
Move-Up & Downsizing
Buy before you sell with bridge loan strategies. Move on your timeline without coordination stress.
Investors/DSCR
Build wealth through smart leverage, not just debt.
Reverse Mortgage
Access equity safely to age in place with dignity and peace.
Ready to Get Started?
Schedule a free consultation. No sales pitch—just honest financial strategy.
About Ye Gong
Experience the difference of working with a former CPA and Director of Finance. I approach home financing with discipline and fiscal responsibility.
Based in Granite Bay, I serve Greater Sacramento & Northern CA. I don't just quote rates; I build a financial strategy.
My Focus
Your First Home
I educate and simplify the process so you can stop renting and start owning.
Investors
Build wealth through smart leverage, not just debt.
Retirees
Access equity safely to age in place with dignity and peace.
NMLS #360097
Powered by Answer Home Lending | NMLS #2343805
Licensed in CA | Serving Greater Sacramento & Northern California
Comprehensive Loan Programs
We offer a full spectrum of financing solutions—from zero-down first-time buyer programs to sophisticated investment strategies.
Reverse Mortgage Loan Assistance
Safely convert your home equity into tax-free cash without selling your home or making monthly payments.
First-Time Home Buyer Programs
Your home ownership starts here. We specialize in low down (3% Conv, 3.5% FHA) and zero down (VA/USDA) programs with down payment assistance.
USDA Loans (0% Down)
Buy with $0 down payment in eligible rural and suburban areas. This government-backed program includes no PMI and competitive rates.
VA Loans (0% Down Purchase and Refinance)
Exclusive benefit for Veterans and active military. Buy with $0 down and NO private mortgage insurance—ever.
DSCR Investment Loans
Scale your investment portfolio without personal income verification. We qualify the loan based on property rental income—not your W-2.
Cash-out Refinance
Unlock your home's equity to pay off high-interest credit cards, fund home renovations, or invest in opportunities.
Bank Statement Loans
Perfect for self-employed business owners. We qualify you based on 12-24 months of business bank deposits—not tax returns.
Renovation Loans (FHA 203k & Homestyle)
Turn a fixer-upper into your dream home. One loan covers both the purchase price and the renovation costs.
HELOC / Home Equity Loans
Access your home's equity without refinancing your low-rate mortgage. Use the funds for renovations, education, or investments.
FHA & Low Credit Options
The standard for flexible financing. Qualify with as little as 3.5% down. Ideal for buyers with limited cash or credit challenges.
No Credit Score Loan Programs
No credit score? No problem. We use 'Manual Underwriting' to qualify you based on your non-traditional credit history.
Jumbo & Luxury Home Loans
Premier financing for high-value properties that exceed conforming loan limits. We offer competitive rates and flexible terms.
Mortgage Calculators
Run the numbers yourself. No sales pressure, just clear financial information.
Down Payment Assistance
Calculate your out-of-pocket costs with CalHFA programs. See how you can buy with $0 down.
Payment Calculator
Compare monthly payments across Conventional, FHA, VA, and USDA loan types.
Affordability Calculator
Determine your maximum home price based on income, debts, and down payment.
Tax Benefits Calculator
Calculate your annual tax savings from mortgage interest and property tax deductions.
Rent vs Own Calculator
See how much you save by buying instead of renting over 3, 5, 7, or 10 years.
Refinance Calculator
Calculate monthly savings and break-even point for refinancing your mortgage.
All calculators are free to use. No registration required.
First-Time Home Buyer 7-Step Road Map
75% of first-time buyers say understanding the process is more difficult than saving the money. This road map gives you clarity, priority, and a plan to reach homeownership stress-free.
The 7-Step Road Map
LEARN THE RULES
Understand how the process works and why the order matters.
PREPARE THE NUMBERS
Learn how income, debt, credit, and cash shape your buying options.
BUILD YOUR BUYING STRATEGY
Turn your numbers into an actionable, affordability-based buying strategy.
WORK WITH A REALTOR WHO ALIGNS WITH YOUR STRATEGY
Choose a professional who understands your price, payment, and priorities.
SHOP WITH CONFIDENCE
Tour homes with clarity, not emotions or pressure.
NAVIGATE INSPECTION, APPRAISAL & ESCROW
Understand what matters, what doesn't, and where real risks exist.
CLOSE WITHOUT SURPRISES
Minimize last-minute changes for a smooth closing.
Most buyers try to start at Step 4.
That's why the process feels confusing and stressful.
Clarity comes from doing the steps in the right order.
Ready to Start Your Journey?
Let's walk through this together. Schedule a free consultation to discuss your path to homeownership.
Move-Up & Downsizing Strategic Financing for Your Next Move
Buy before you sell with bridge loan strategies. Move on your timeline without coordination stress.
The Traditional Problem
Most buyers face an impossible dilemma: you need to sell your current home to buy the next one, but you can't sell until you have somewhere to go. This creates stress, rushed decisions, and coordination nightmares.
Common scenarios:
- • You find your dream home but can't make an offer without selling first
- • You're forced to accept a low offer to close quickly
- • You're living in temporary housing between closings
- • You lose your dream home because another buyer has cash
The Solution: Strategic Bridge Financing
I formulate strategies that let you buy before you sell, giving you the flexibility and negotiating power of a cash buyer while maximizing the value of your current home.
Bridge Loans
Short-term financing secured by your current home's equity, allowing you to purchase your next home before selling.
Strategic Timing
Move on your schedule—not under pressure from coordinating two closings on the same day.
Negotiating Power
Make non-contingent offers on your new home, competing like a cash buyer.
Maximize Sale Price
Sell your current home without pressure, getting top dollar instead of accepting the first offer.
Refinance Solutions
Already own your home? I help you optimize your existing mortgage or access equity for your next move.
FHA Streamline Refinance
Lower your rate and payment with minimal paperwork—no appraisal required in most cases.
VA Streamline (IRRRL)
Veterans can refinance quickly with no appraisal, no income verification, and reduced costs.
Rate & Term Refinance
Lower your rate, shorten your term, or switch from ARM to fixed—optimize your existing loan.
Cash-Out Refinance
Access your home's equity for renovations, debt consolidation, or the down payment on your next home.
How Bridge Financing Works
Equity Assessment
I analyze your current home's equity to determine how much you can access for your next purchase.
Bridge Loan Setup
Secure short-term financing (typically 6-12 months) using your current home as collateral.
Purchase Your New Home
Buy your next home without contingencies, competing like a cash buyer.
Sell at Your Pace
List and sell your current home without time pressure, maximizing your sale price.
Pay Off Bridge Loan
Use proceeds from your home sale to pay off the bridge loan and settle into your new home.
Why Work With Me?
As a former CPA and Director of Finance, I don't just find you a loan—I build a comprehensive financial strategy for your move.
- • Run detailed cash flow projections for bridge financing
- • Calculate break-even points and total costs
- • Structure timing to minimize tax implications
- • Compare bridge loans vs. contingent offers vs. cash-out refinance
This isn't about pushing products. It's about engineering the smartest path to your next home.
Ready to Plan Your Next Move?
Let's build a strategy that gives you control, flexibility, and peace of mind.
DSCR Loans Build Wealth Through Smart Leverage
Qualify based on the property's rental income—not your personal income, tax returns, or W-2s.
What is a DSCR Loan?
A Debt Service Coverage Ratio (DSCR) loan is an investment property loan that qualifies you based on the property's rental income—not your personal income, tax returns, or W-2s.
Why DSCR Loans Matter for Investors
Traditional mortgages require:
- • W-2s and tax returns
- • Proof of employment
- • DTI ratio calculations based on YOUR income
The problem? If you're self-employed, write off business expenses, or have multiple properties, your tax returns show low income—even if you're financially strong.
DSCR loans solve this. They focus on one question: Does the property generate enough rental income to cover the mortgage payment?
How DSCR Works
The formula is simple:
DSCR = Monthly Rental Income ÷ Monthly Mortgage Payment (PITIA)
DSCR of 1.0 = Rent exactly covers the payment (break-even)
DSCR of 1.25 = Rent is 25% higher than the payment (strong)
DSCR of 0.85 = Rent is 85% of the payment (property cash-flows negative, but may still qualify)
Most lenders require a DSCR of at least 1.0 to 1.25 for approval.
Who Benefits from DSCR Loans?
Self-employed investors
Who write off expenses and show low taxable income
Real estate entrepreneurs
Scaling a portfolio quickly
High-net-worth individuals
Who don't want to provide tax returns
Foreign nationals
Investing in U.S. real estate
Retirees
Living on assets, not active income
Key Features
No income verification
No W-2s, tax returns, or pay stubs required
Fast approvals
Streamlined underwriting process
Portfolio scaling
Qualify for multiple properties without DTI concerns
Long-term rentals
Single-family, multi-family, and small commercial properties
What You'll Need
- Credit score: Typically 660+ (some programs go lower)
- Down payment: 20-25% (varies by property type and DSCR)
- Cash reserves: 6-12 months PITIA per property
- Appraisal with rent schedule: Property must appraise and show market rent
Common Misconceptions
MYTH: DSCR loans are only for experienced investors.
REALITY: First-time investors can qualify if the property cash-flows.
MYTH: DSCR loans have terrible rates.
REALITY: Rates are typically 0.5% to 1.5% higher than owner-occupied loans—not unreasonable for the flexibility.
MYTH: You can't use a DSCR loan on a property you plan to fix up.
REALITY: Some DSCR programs allow light renovations or "as-completed" appraisals.
Why Work With Me?
I don't just approve loans—I build strategies. As a former CPA and Director of Finance, I help you:
- • Run the numbers to see if a property makes financial sense
- • Structure deals to maximize cash flow and minimize risk
- • Scale your portfolio without hitting traditional DTI limits
This isn't about getting the biggest loan. It's about building sustainable wealth through smart leverage.
Ready to Analyze Your Next Investment Property?
Let's run the numbers together and build a strategy that works.
Reverse Mortgages Access Your Equity Safely
Convert home equity into tax-free cash—without selling your home or making monthly mortgage payments.
What is a Reverse Mortgage?
A reverse mortgage (officially called a Home Equity Conversion Mortgage or HECM) allows homeowners age 62+ to convert home equity into tax-free cash—without selling the home or making monthly mortgage payments.
How It Works
Instead of paying the bank each month, the bank pays YOU.
You can receive funds as:
- Lump sum - One-time payment
- Monthly payments - Steady income stream
- Line of credit - Draw funds as needed (most flexible)
- Combination - Mix of the above
You remain the homeowner. You keep the title, live in the home, and don't repay the loan until you:
- Sell the home
- Move out permanently
- Pass away
When that happens, the loan balance is repaid from the home sale proceeds. Any remaining equity goes to you or your heirs.
Why Consider a Reverse Mortgage?
Financial Flexibility
- • Eliminate your current mortgage payment (if you have one)
- • Supplement retirement income
- • Pay for healthcare or long-term care
- • Make home improvements to age in place
- • Delay Social Security to maximize benefits
Protection & Security
You can't be forced out
As long as you pay property taxes, insurance, and maintain the home
Non-recourse loan
You (or your heirs) never owe more than the home's value
FHA-insured
Backed by the federal government
No monthly payments
Interest accrues over time, but you don't pay monthly
Who Should Consider a Reverse Mortgage?
• Retirees with limited income but significant home equity
• Homeowners who want to age in place rather than downsize
• Individuals facing high healthcare or home modification costs
• People who need to supplement Social Security or pension income
• Homeowners looking to eliminate an existing mortgage payment
Eligibility Requirements
- Age: At least 62 years old (all borrowers)
- Home: Must be your primary residence
- Equity: Substantial equity in the home (typically 50%+)
- Counseling: Required HUD-approved counseling session
- Property maintenance: Must keep up with taxes, insurance, and upkeep
How Much Can You Borrow?
The amount depends on:
- • Your age (older = more funds available)
- • Home value
- • Current interest rates
- • Any existing mortgage balance
Example: A 70-year-old with a $500,000 home might access $250,000-$300,000 in equity.
Common Misconceptions
MYTH: The bank owns your home.
REALITY: You remain the homeowner. The bank has a lien, just like a regular mortgage.
MYTH: Your heirs will inherit debt.
REALITY: It's a non-recourse loan. If the home sells for less than the loan balance, FHA insurance covers the difference.
MYTH: You'll lose all your equity.
REALITY: Interest accrues over time, but you can structure the loan to preserve equity. Many borrowers leave significant equity to heirs.
MYTH: Reverse mortgages are a last resort.
REALITY: They're a financial planning tool. Many affluent retirees use them strategically.
Strategic Use Cases
Eliminate Mortgage Payments
If you have a $150,000 mortgage and qualify for $300,000 in reverse mortgage funds, you can:
- • Pay off the $150,000 mortgage
- • Keep $150,000 as a line of credit
Result: No monthly payment, plus emergency funds available
Delay Social Security
Use reverse mortgage funds to cover expenses from age 62-70, allowing Social Security to grow 8% per year. This can increase lifetime benefits by $100,000+.
Long-Term Care Planning
Access equity to pay for in-home care, modifications (wheelchair ramps, walk-in tubs), or assisted living costs—without selling the home.
Why Work With Me?
I'm not here to sell you a reverse mortgage. I'm here to analyze whether it makes financial sense for YOUR situation.
As a former CPA and Director of Finance, I help you:
- • Run projections to compare options (reverse mortgage vs. downsizing vs. HELOC)
- • Understand tax implications (spoiler: proceeds are tax-free)
- • Structure the loan to preserve maximum equity for heirs
- • Plan for long-term healthcare and housing costs
This is about financial strategy, not desperation.
Ready to Explore Your Options?
Let's have an honest, pressure-free conversation about what makes sense for you.