Updated · Mike Certo, NMLS #260555
Georgia Mortgage Programs
Cornerstone First Mortgage originates Georgia mortgages through Mike Certo and his team of seasoned Georgia-licensed loan officers. Below is the full menu of programs we run for Georgia 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.
Georgia Down Payment Assistance
Designed for first-time and repeat Georgia buyers who need help with the down payment, closing costs, or both. Cornerstone is approved for both Georgia state-level DPA programs and the major national DPA options. We run the full menu — Georgia Dream programs (Standard / PEN / CHOICE) administered by the Georgia Housing and Finance Authority, plus the Atlanta Housing (AH) Homeownership Program for City of Atlanta buyers, plus national programs that work in Georgia (Chenoa Fund, Arrive Home, Essex/NHF).
- Georgia Dream Standard: Up to $10,000 deferred 0% second mortgage DPA. Pairs with FHA, VA, USDA, or Conventional first mortgage. Income and purchase-price limits by county.
- Georgia Dream PEN (Protectors, Educators, Nurses): Up to $12,500 deferred 0% DPA for eligible professions including law enforcement, firefighters, EMS, teachers, school staff, nurses, and other qualifying healthcare/public safety roles.
- Georgia Dream CHOICE: Up to $15,000 deferred 0% DPA for buyers with a disabled household member or buyers purchasing for a disabled family member.
- Atlanta Housing (AH) Homeownership Program: Down payment assistance for income-eligible buyers purchasing in the City of Atlanta. Administered by Atlanta Housing.
- 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 by county, purchase-price caps, FICO thresholds, occupancy, FTHB status, profession for PEN, disability documentation for CHOICE) varies — request more information for your specific scenario.
Buy Before You Sell (BBYS)
Bridge financing for the move-up Georgia 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 Georgia 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. Georgia has substantial jumbo markets in Atlanta (Buckhead, Druid Hills, Sandy Springs) and coastal Savannah, and Medical Professionals is a frequent Georgia path for doctors at Emory Healthcare, Piedmont Healthcare, Wellstar, CHOA, 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 Georgia 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 Georgia Airbnb / VRBO markets including coastal and metro Atlanta 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 Georgia DPA-paired structures. Designed for the Georgia buyer with real-life income and credit — not a perfect-paper applicant. We pair the right first mortgage with the right Georgia Dream / Atlanta Housing / national DPA program for your specific scenario.
- FHA: 3.5% down, 580+ FICO published (620+ practical overlay). Pairs with Georgia Dream programs.
- USDA: Zero down for USDA-eligible Georgia rural areas (broad coverage outside Atlanta metro).
- Conventional 97: 3% down, 620+ FICO. Pairs with Georgia Dream and Atlanta Housing programs.
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 Georgia scenario and respond within one business day — no commitment, no salesy follow-up, just an honest read on what’s possible.