Every Maryland mortgage path we run.

Maryland Down Payment Assistance

Cornerstone is approved for both Maryland state-level DPA programs and the major national DPA options. Below is the quick map — for full eligibility, income limits, and stacking rules on your specific scenario, talk to Mike and his team.

Maryland state DPA programs (via MMP)

• MMP 1st Time Advantage Direct — first mortgage paired with first-time-buyer benefits (Conventional, FHA, or VA/USDA paths). 640+ FICO.
• MMP 1st Time Advantage 6000 — $6,000 deferred 0% repayable down payment + closing cost assistance. Pairs with FHA, VA, USDA, or Conventional.
• MMP 1st Time Advantage 3% Loan — 3% of first mortgage as deferred 0% repayable DPA. Pairs with FHA, VA, USDA, or Conventional first mortgage.
• Maryland HomeCredit (MCC) — federal tax credit on a portion of mortgage interest, year over year. Stacks with most other programs.
• Partner Match — community/employer partner matching DPA. Available with select 1st Time Advantage variants.

National DPA programs (also available for Maryland buyers)

• Chenoa Fund — FHA-paired DPA with both repayable and forgivable structures depending on income/credit profile.
• Arrive Home — national DPA for low-to-moderate income buyers, includes ITIN borrower path.
• Essex Mortgage / NHF — multi-tier DPA pairing for FHA, VA, USDA, and conventional buyers.

One DPA program per transaction. Specific eligibility (income limits, purchase-price caps, FICO thresholds, occupancy requirements, FTHB status) varies by program — confirm during the consult.

Buy Before You Sell (BBYS)

Bridge financing for the move-up 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) deal where the seller doesn't want a contingent offer; BBYS removes the contingency and the offer reads as cash-equivalent
• Process: We underwrite the bridge alongside the new purchase mortgage; close concurrently or near-concurrently
• Audience: Consumer (move-up buyer) AND industry (listing agents who want their CCBS deal to actually close)

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Self-Employed Loans

Tax returns underrepresent self-employed income because of legal deductions. Standard mortgage underwriting punishes that. We run the alternative paths: bank-statement loans (12 or 24 months), 1099 loans, and asset-qualifier loans (qualify on liquid assets without showing income).

• Bank Statement: Personal or business statements; lender calculates qualifying income from eligible deposits adjusted by the program's required expense factor (typically 50-75% depending on industry)
• 1099: Qualify on 1099 totals (often higher than the post-deduction tax-return number)
• Asset Qualifier: Use liquid assets (retirement, brokerage, savings) to derive a notional income

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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. Residents and fellows eligible up to 150 days before start date.

• 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

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Investor & DSCR Loans

For real-estate investors. 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 MD Airbnb/VRBO markets.

• DSCR: Below 1.0 financing available; standard rental property and short-term rental options
• No income docs required On most programs — qualify on the property's revenue projection
• Cash-out refinance and portfolio scaling For investors with multiple properties

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First-Time Home Buyer Loans

For Maryland buyers entering the market for the first time. FHA, USDA, conventional with low down payment options, and DPA-paired structures. We're licensed to layer the right combination of program + first mortgage to get you to closing with the smallest cash contribution that still makes financial sense.

• FHA: 3.5% down, FICO 580+ (with overlays)
• USDA: 0% down for eligible rural Maryland properties
• Conventional 97: 3% down with private mortgage insurance
• DPA-paired: First mortgage + assistance; we run the math on which combo wins for your scenario

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