James CoxThe Loan Strategist · Broker

Loan Programs

The right loan is the one that fits your life.

As an independent broker, James Cox compares programs across multiple lenders to match you with financing that makes your first home genuinely affordable. Here are the programs first-time buyers ask about most.

Most popular for first-timers

FHA Loans

Backed by the Federal Housing Administration, FHA loans allow lower down payments and more flexible credit requirements — often the easiest first door into homeownership.

  • Down payments as low as 3.5%
  • Flexible credit guidelines
  • Gift funds allowed for down payment
Great once you have some credit history

Conventional Loans

Standard financing with competitive rates and terms. Qualified first-time buyers can put as little as 3% down, and you can drop mortgage insurance once you build equity.

  • As low as 3% down for eligible buyers
  • Cancellable mortgage insurance
  • Wide range of term options
Money toward your down payment

Down Payment Assistance

Michigan offers programs that can help cover your down payment and closing costs. James helps you find out which assistance you may qualify for and stacks it with the right loan.

  • Help with down payment & closing costs
  • Michigan-specific programs
  • Pairs with FHA or conventional
For those who served

VA Loans

If you’re a veteran, active-duty service member, or eligible spouse, a VA loan can offer zero down payment and no monthly mortgage insurance — an incredible way to buy your first home.

  • 0% down for eligible borrowers
  • No monthly mortgage insurance
  • Competitive fixed rates
For eligible areas around Detroit

USDA Rural Loans

In qualifying communities on the edges of Metro Detroit, USDA loans offer zero-down financing for moderate-income buyers looking outside the urban core.

  • 0% down in eligible areas
  • Income-based eligibility
  • Low guarantee fees
Already own? Let’s review it

Refinancing

Bought recently and rates have shifted, or want to tap equity? James reviews your current loan honestly and only recommends a refinance when it truly benefits you.

  • Lower your rate or payment
  • Cash-out for improvements
  • No-pressure, honest review

Not sure which one is right for you?

That’s exactly what James Cox is here for. A short conversation is all it takes to point you in the right direction — free, and with zero obligation.

Ask James a Question

James Cox, The Loan Strategist · It's closer than you think

Let’s build your strategy — with no pressure, ever.

Tell James Cox a little about your goals and he’ll personally walk you through your options, one honest conversation at a time.

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