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Discover how Geovanne Colon simplifies the mortgage qualification process for you.
Apply today for the mortgage
that’s right for you.
Unlock Low Rates with Ease
Discover how Geovanne Colon simplifies the mortgage qualification process for you.
Low Rate.
Zero Hassles.
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Low Rate.
Zero Hassles.
Get a free quote
Feel Overwhelmed by Mortgage Choices? I Understand.
Feeling Lost in a Sea of Mortgage Options? Finding the right mortgage can be a daunting task. With an overwhelming array of rates, terms, and lenders, it's easy to feel lost and uncertain. Are you worried about high interest rates, hidden fees, or choosing a mortgage that doesn't fit your long-term goals?
Welcome to Your Gateway to Home Ownership
Embark on a seamless journey towards your dream home with Geovanne Colon, your trusted ally in mortgage solutions. With years of expertise and a commitment to securing the lowest rates, my mission is to transform the complex landscape of home financing into a simplified, transparent path leading straight to the keys of your new home.
Why Choose Us?
Ready to Start?
Your perfect home won't wait forever, and neither should you. Begin your journey today with a loan officer that puts you first. By choosing us, you're not just getting a loan – you're gaining a lifelong partner in all your mortgage endeavors.
Start your no-obligation consultation now and join the myriad of satisfied homeowners who have unlocked the doors to their future with ease and confidence. Dive into our world of simplified lending, and let's turn your homeownership dreams into reality.
Welcome Home!
Loan Programs We Help With
Seamless Solutions, Limitless Possibilities
Residential Mortgage Programs
1. FHA Loans
Federal Housing Administration (FHA) Loans
• Suitable for first-time homebuyers
• Low down payment options (as low as 3.5%)
• Requires mortgage insurance
• Lenient credit scores accepted
• 203K Renovation Loans Available
2. Conventional Loans
Conventional Mortgage Loans
• Preferred by borrowers with stronger credit
• Down payments as low as 3%
• Available in fixed or adjustable rates
• No government insurance premiums
• HomeStyle Renovation Loan Available
3. USDA Loans
US Department of Agriculture (USDA) Loans
• Ideal for eligible rural and suburban homebuyers
• Zero down payment
• Low insurance costs
• Income and geographic restrictions apply
4. VA Loans
Veterans Affairs (VA) Mortgage Loans
• Exclusively for veterans, active-duty service members, and eligible spouses
• No down payment required
• No mortgage insurance needed
• Competitive interest rates
A. ITIN - No Social Security Loans
• For borrowers with an Individual Tax Identification Number
• Lacks Social Security number
B. 1099 Loans
• Designed for independent contractors or self-employed individuals
• Based on the 1099 tax form income
C. VOE Only
• Verification of employment as the primary source of income validation
D. Asset Depletion
• Utilizes borrower's liquid assets for qualification purposes
E. Bank Statement Loans
• Income based on bank statements, suitable for self-employed borrowers
F. DSCR - Investor No Income Verification
• For real estate investors, using property cash flow as a qualification metric
Non-Qualified Mortgage (Non-QM) Loans
Loan Programs We Help With
Seamless Solutions, Limitless Possibilities
Residential Mortgage Programs
1. FHA Loans
Federal Housing Administration (FHA) Loans
• Suitable for first-time homebuyers
• Low down payment options (as low as 3.5%)
• Requires mortgage insurance
• Lenient credit scores accepted
2. Conventional Loans
Conventional Mortgage Loans
• Preferred by borrowers with stronger credit
• Down payments as low as 3%
• Available in fixed or adjustable rates
• No government insurance premiums
3. USDA Loans
US Department of Agriculture (USDA) Loans
• Ideal for eligible rural and suburban homebuyers
• Zero down payment
• Low insurance costs
• Income and geographic restrictions apply
4. VA Loans
Veterans Affairs (VA) Loans
• Exclusively for veterans, active-duty service members, and eligible spouses
• No down payment required
• No mortgage insurance needed
• Competitive interest rates
Non-Qualified Mortgage (Non-QM) Loans
A. ITIN - No Social Security Loans
• For borrowers with an Individual Tax Identification Number
• Lacks Social Security number
B. 1099 Loans
• Designed for independent contractors or self-employed individuals
• Based on the 1099 tax form income
C. VOE Only
• Verification of employment as the primary source of income validation
D. Asset Depletion
• Utilizes borrower's liquid assets for qualification purposes
E. Bank Statement Loans
• Income based on bank statements, suitable for self-employed borrowers
F. DSCR - Investor No Income Verification
• For real estate investors, using property cash flow as a qualification metric
More Loan Programs
Foreign National Loans
• Tailored for non-U.S. citizens looking to buy investment or vacation properties in the U.S.
• May require larger down payments and proof of foreign income.
Jumbo Loans
• Exceed the loan limits set by the FHFA for conventional mortgages.
• Requires non-traditional underwriting to accommodate the larger loan amount.
Real Estate Investor Loans
• Customized loans for experienced real estate investors.
• Can include options for multiple properties under a single loan (blanket loans).
Non-Warrantable Condo Loans
• For condos that do not meet specific requirements by Fannie Mae or Freddie Mac.
• Necessary for financing condos in buildings with more owner-occupied spaces or litigation issues.
Credit Event Loans
• Available to borrowers with significant derogatory credit events, such as bankruptcy or foreclosure.
• Typically requires a higher down payment or additional reserves.
Hard Money/Private Lending
•For immediate or short-term financing needs
• Higher-cost, short-term loans
• Asset-based lending criteria
• Terms typically around 12 months
Fix and Flips
• Loans crafted for renovating and flipping properties
Commercial Loans
•Tailored for businesses to purchase or refinance commercial property
• Offering solutions for office buildings, retail spaces, and industrial properties
• Custom terms to align with business strategies
New Construction
• Financing for ground-up construction projects
Small Business Administration (SBA) Loans
• Federally backed to help start or grow a business
• Lower down payments
• Longer repayment terms
• Focused on small businesses
Bridge Loans
• Short-term loans to bridge the gap during transitional periods
Down Payment Assistance Programs
• Provides prospective homebuyers with loans or grants that they can use toward the down payment for a house.
• Most down payment assistance programs are designed for first-time homebuyers and offered by various institutions, such as government, non-profits, or lenders.
More Loan Programs
Foreign National Loans
• Tailored for non-U.S. citizens looking to buy investment or vacation properties in the U.S.
• May require larger down payments and proof of foreign income.
Jumbo Loans
• Exceed the loan limits set by the FHFA for conventional mortgages.
• Requires non-traditional underwriting to accommodate the larger loan amount.
Real Estate Investor Loans
• Customized loans for experienced real estate investors.
• Can include options for multiple properties under a single loan (blanket loans).
Non-Warrantable Condo Loans
• For condos that do not meet specific requirements by Fannie Mae or Freddie Mac.
• Necessary for financing condos in buildings with more owner-occupied spaces or litigation issues.
Credit Event Loans
• Available to borrowers with significant derogatory credit events, such as bankruptcy or foreclosure.
• Typically requires a higher down payment or additional reserves.
Hard Money/Private Lending
•For immediate or short-term financing needs
• Higher-cost, short-term loans
• Asset-based lending criteria
• Terms typically around 12 months
Fix and Flips
• Loans crafted for renovating and flipping properties
Commercial Loans
•Tailored for businesses to purchase or refinance commercial property
• Offering solutions for office buildings, retail spaces, and industrial properties
• Custom terms to align with business strategies
New Construction
• Financing for ground-up construction projects
Small Business Administration (SBA) Loans
• Federally backed to help start or grow a business
• Lower down payments
• Longer repayment terms
• Focused on small businesses
Bridge Loans
• Short-term loans to bridge the gap during transitional periods
Down Payment Assistance Programs
• Provides prospective homebuyers with loans or grants that they can use toward the down payment for a house.
• Most down payment assistance programs are designed for first-time homebuyers and offered by various institutions, such as government, non-profits, or lenders.
Who We Help?
Seamless Solutions, Limitless Possibilities
First Time Home Buyers
We know how overwhelming the process of buying a home is, especially if it is the first time that you're doing it. We will work closely with you to explain the process, to protect you from making mistakes that could cost you later, and to ensure that your mortgage gets approved and you get the home that you are so excited to be buying!
Move Up and Second Home Buyers
Buying a new home when you currently own one has it's own unique set of concerns. We can answer all of your questions about how to qualify and purchase a home when you already own one whether you're buying a new primary residence or a second vacation home.
Refinancing Home Owners
If you already own your home but you are looking to refinance to either save money with a lower interest rate or possibly take some cash out for any reason, we can help you with that. We also can show you how to make sure you are structuring your new financing to get the best deal possible.
Investment Buyers
If you're buying real estate for investment purposes, we can help you secure low rate financing to maximize your ROI.
Seniors Seeking Reverse Mortgages
If you are 62 years or older and are looking for options to stay in your home without a mortgage payment or to access your home's equity while still living there, I can answer your questions about reverse mortgages so you can decide if they are right for you.
What My Clients Say
Ready to Find Your Perfect Mortgage?
Are You A First Time Home Buyer?
Download Our Free Home Buyer's Guide
Other Resources You'll Find Helpful
Buyer's Guide for Real Estate Agent
(English)
Buyer's Guide for Real Estate Agent
(Spanish)
Seller's Guide for Real Estate Agent
(English)
Seller's Guide for Real Estate Agent
(Spanish)
Calculate Your Mortgage Payment
Our Blogs
Everything You Need to Know About 203k and HomeStyle Renovation Loans
Everything You Need to Know About 203k and HomeStyle Renovation Loans
Learn, Plan, and Renovate with Confidence — Let South Wind Financial Guide You Every Step of the Way
At South Wind Financial, we help turn vision into value. Whether you're buying a fixer-upper, restoring a historic home, or turning an investment property into a high-performing asset, renovation loans like the FHA 203k and Fannie Mae HomeStyle® offer a powerful way to finance both the purchase (or refinance) of a property and the renovations needed — all in one mortgage.
This guide will break down how renovation loans work, who they’re for, and why South Wind Financial is a trusted partner for clients throughout the Northeast and across the western U.S.
Renovation Loans 101: What Are They?
A renovation loan combines the cost of a home with the cost of upgrades or repairs. Instead of securing multiple loans or maxing out high-interest credit cards, you finance both with one low-interest mortgage — saving time, money, and stress.
This is a smart move for:
Buyers eyeing distressed or outdated homes
Current homeowners refinancing to make improvements
Real estate investors modernizing properties for resale or rent
Families wanting to customize their forever home
FHA 203k Loans: Renovate With FHA Support
The FHA 203k loan is a government-backed mortgage that helps buyers and homeowners finance property repairs and improvements.
Two Options Available:
Standard 203k – For major work like foundation repairs, room additions, or roof replacement
Limited 203k – For non-structural upgrades like new appliances, flooring, or paint
You can use a 203k loan to address both cosmetic and functional upgrades, making it an excellent option for aging homes, foreclosures, and properties in need of transformation.
Fannie Mae HomeStyle® Loans: Renovation Without Government Limits
The HomeStyle Renovation Loan is a conventional loan program that works well for borrowers with stronger credit and more ambitious renovation plans. It can be used on:
Primary residences
Second homes
Investment properties
HomeStyle loans allow for luxury projects like pools, smart home upgrades, or full remodels — giving borrowers more freedom while still keeping costs affordable.
203k vs. HomeStyle: A Quick Comparison
Feature FHA 203k HomeStyle Renovation Loan Type FHA (government-backed) Conventional (Fannie Mae) Eligible Properties Primary residence only Primary, second home, investment Credit Score Minimum 580+ 620+ preferred Down Payment 3.5% 3–5% Luxury Upgrades Allowed No Yes Mortgage Insurance Required May be cancelable DIY Work Allowed Not typically Case-by-case approval
How the Process Works
At South Wind Financial, we make renovation loans simple:
Pre-Approval – We assess your situation and match you to the best renovation program.
Property Search or Refinance Setup – Find the right home, or use your current one.
Contractor Estimates – You’ll gather detailed bids from licensed contractors.
Appraisal Based on Future Value – Appraisal reflects completed value, not current condition.
Loan Closes With Funds Held in Escrow – After closing, renovation funds are released in draws as work is completed.
Construction Begins – You complete your renovation while we help manage the funding disbursements.
Renovation Loan FAQs
Q: Can I use a renovation loan to finance luxury improvements like a pool or home theater?
A: Yes — if you're using a HomeStyle Renovation Loan. This program allows for luxury improvements that are permanently attached to the property.
Q: Do I need perfect credit to qualify?
A: No. FHA 203k loans are available with credit scores as low as 580, while HomeStyle typically requires 620 or higher. We’ll help you find the best fit.
Q: Can I do the work myself?
A: In most cases, no. Lenders typically require licensed contractors to complete the work, though HomeStyle may allow limited self-work with approval.
Q: What if renovation costs go over budget?
A: We recommend building in a contingency budget of 10–15%. Renovation funds are held in escrow and released as work is completed.
Q: How long does it take?
A: Renovation loans usually take a couple of weeks longer than standard mortgages. Our team works quickly to keep things moving.
Client Success Stories
📍 Boston, MA – Two-Family Turnaround
A couple bought a fixer-upper in Dorchester. With a Standard 203k loan, they updated kitchens, replaced windows, and added new systems. Post-renovation, the home appraised $130,000 higher than the purchase price.
📍 San Antonio, TX – Investor Win
An investor used the HomeStyle loan to acquire and renovate a duplex in a growing market. Within six months, the property was fully leased and appraised 25% higher than the combined purchase and rehab costs.
📍 Providence, RI – First-Time Buyer Fix-Up
A first-time buyer used a Limited 203k to finance new flooring, paint, and a heating system in a classic colonial. With under $20K in improvements, they created immediate equity and comfort.
Tips for Choosing the Right Contractor
Your contractor is key to your renovation loan success. Here’s how to pick the right one:
Make Sure They’re Licensed and Insured
This is non-negotiable for lender approval.Choose Someone with Renovation Loan Experience
They should understand the paperwork and draw schedule.Get Detailed, Itemized Bids
These are required for loan underwriting and appraisal.Set Expectations Early
Let them know it's a financed renovation — communication and paperwork matter.Check References and Reviews
Look for professionalism, reliability, and past projects similar to yours.
Where We Offer Renovation Loans
Massachusetts Renovation Loans
From Boston’s South End to Western MA, we help buyers and owners finance upgrades that modernize old homes and build equity in tight markets.
Rhode Island Renovation Loans
We work with clients in Providence, Warwick, and beyond to rehab aging homes and increase long-term value.
New Hampshire Renovation Loans
From Manchester to Nashua, we help homeowners revitalize older homes and increase comfort and efficiency.
Connecticut Renovation Loans
In areas like Hartford and New Haven, we help clients breathe new life into tired homes with FHA and HomeStyle options.
Florida Renovation Loans
From Miami to Jacksonville, we assist with hurricane-proofing, system upgrades, and smart renovations that boost resale value.
Texas Renovation Loans
From Houston to Austin, we help clients renovate and invest wisely using 203k and HomeStyle solutions in booming metro markets.
We Also Lend in the Western U.S.
As a full-service lender west of the Mississippi, South Wind Financial offers renovation and traditional lending in:
California
Nevada
Arizona
Idaho
Tennessee
We know the needs of buyers in these fast-growing, high-equity markets and deliver financing options that work. We are also adding new states all the time so please check in with us first.
About South Wind Financial
South Wind Financial is a licensed mortgage brokerage and lending company, offering expert guidance and personal service for buyers, homeowners, and real estate investors.
Company NMLS #: MB9462
Loan Officer: Geovanne Colon
NMLS #: 1880655
Email: [email protected]
Phone: 617-821-1757
Website: www.LoansWithGeo.com
Whether you’re planning a kitchen remodel, a full gut renovation, or buying a fixer-upper to customize, we offer smart renovation loan solutions that help you finance your future.
Ready to Turn a Vision Into Value?
Don’t let outdated homes or needed repairs hold you back. With a renovation loan, you can finance upgrades that improve comfort, build equity, and increase property value — all with the help of a dedicated loan expert who knows how to navigate the process with ease.
📍 Visit: www.LoansWithGeo.com
📞 Call or Text: 617-821-1757
📧 Email: [email protected]
Let’s build something great — together.
Everything You Need to Know About 203k and HomeStyle Renovation Loans
Everything You Need to Know About 203k and HomeStyle Renovation Loans
Learn, Plan, and Renovate with Confidence — Let South Wind Financial Guide You Every Step of the Way
At South Wind Financial, we help turn vision into value. Whether you're buying a fixer-upper, restoring a historic home, or turning an investment property into a high-performing asset, renovation loans like the FHA 203k and Fannie Mae HomeStyle® offer a powerful way to finance both the purchase (or refinance) of a property and the renovations needed — all in one mortgage.
This guide will break down how renovation loans work, who they’re for, and why South Wind Financial is a trusted partner for clients throughout the Northeast and across the western U.S.
Renovation Loans 101: What Are They?
A renovation loan combines the cost of a home with the cost of upgrades or repairs. Instead of securing multiple loans or maxing out high-interest credit cards, you finance both with one low-interest mortgage — saving time, money, and stress.
This is a smart move for:
Buyers eyeing distressed or outdated homes
Current homeowners refinancing to make improvements
Real estate investors modernizing properties for resale or rent
Families wanting to customize their forever home
FHA 203k Loans: Renovate With FHA Support
The FHA 203k loan is a government-backed mortgage that helps buyers and homeowners finance property repairs and improvements.
Two Options Available:
Standard 203k – For major work like foundation repairs, room additions, or roof replacement
Limited 203k – For non-structural upgrades like new appliances, flooring, or paint
You can use a 203k loan to address both cosmetic and functional upgrades, making it an excellent option for aging homes, foreclosures, and properties in need of transformation.
Fannie Mae HomeStyle® Loans: Renovation Without Government Limits
The HomeStyle Renovation Loan is a conventional loan program that works well for borrowers with stronger credit and more ambitious renovation plans. It can be used on:
Primary residences
Second homes
Investment properties
HomeStyle loans allow for luxury projects like pools, smart home upgrades, or full remodels — giving borrowers more freedom while still keeping costs affordable.
203k vs. HomeStyle: A Quick Comparison
Feature FHA 203k HomeStyle Renovation Loan Type FHA (government-backed) Conventional (Fannie Mae) Eligible Properties Primary residence only Primary, second home, investment Credit Score Minimum 580+ 620+ preferred Down Payment 3.5% 3–5% Luxury Upgrades Allowed No Yes Mortgage Insurance Required May be cancelable DIY Work Allowed Not typically Case-by-case approval
How the Process Works
At South Wind Financial, we make renovation loans simple:
Pre-Approval – We assess your situation and match you to the best renovation program.
Property Search or Refinance Setup – Find the right home, or use your current one.
Contractor Estimates – You’ll gather detailed bids from licensed contractors.
Appraisal Based on Future Value – Appraisal reflects completed value, not current condition.
Loan Closes With Funds Held in Escrow – After closing, renovation funds are released in draws as work is completed.
Construction Begins – You complete your renovation while we help manage the funding disbursements.
Renovation Loan FAQs
Q: Can I use a renovation loan to finance luxury improvements like a pool or home theater?
A: Yes — if you're using a HomeStyle Renovation Loan. This program allows for luxury improvements that are permanently attached to the property.
Q: Do I need perfect credit to qualify?
A: No. FHA 203k loans are available with credit scores as low as 580, while HomeStyle typically requires 620 or higher. We’ll help you find the best fit.
Q: Can I do the work myself?
A: In most cases, no. Lenders typically require licensed contractors to complete the work, though HomeStyle may allow limited self-work with approval.
Q: What if renovation costs go over budget?
A: We recommend building in a contingency budget of 10–15%. Renovation funds are held in escrow and released as work is completed.
Q: How long does it take?
A: Renovation loans usually take a couple of weeks longer than standard mortgages. Our team works quickly to keep things moving.
Client Success Stories
📍 Boston, MA – Two-Family Turnaround
A couple bought a fixer-upper in Dorchester. With a Standard 203k loan, they updated kitchens, replaced windows, and added new systems. Post-renovation, the home appraised $130,000 higher than the purchase price.
📍 San Antonio, TX – Investor Win
An investor used the HomeStyle loan to acquire and renovate a duplex in a growing market. Within six months, the property was fully leased and appraised 25% higher than the combined purchase and rehab costs.
📍 Providence, RI – First-Time Buyer Fix-Up
A first-time buyer used a Limited 203k to finance new flooring, paint, and a heating system in a classic colonial. With under $20K in improvements, they created immediate equity and comfort.
Tips for Choosing the Right Contractor
Your contractor is key to your renovation loan success. Here’s how to pick the right one:
Make Sure They’re Licensed and Insured
This is non-negotiable for lender approval.Choose Someone with Renovation Loan Experience
They should understand the paperwork and draw schedule.Get Detailed, Itemized Bids
These are required for loan underwriting and appraisal.Set Expectations Early
Let them know it's a financed renovation — communication and paperwork matter.Check References and Reviews
Look for professionalism, reliability, and past projects similar to yours.
Where We Offer Renovation Loans
Massachusetts Renovation Loans
From Boston’s South End to Western MA, we help buyers and owners finance upgrades that modernize old homes and build equity in tight markets.
Rhode Island Renovation Loans
We work with clients in Providence, Warwick, and beyond to rehab aging homes and increase long-term value.
New Hampshire Renovation Loans
From Manchester to Nashua, we help homeowners revitalize older homes and increase comfort and efficiency.
Connecticut Renovation Loans
In areas like Hartford and New Haven, we help clients breathe new life into tired homes with FHA and HomeStyle options.
Florida Renovation Loans
From Miami to Jacksonville, we assist with hurricane-proofing, system upgrades, and smart renovations that boost resale value.
Texas Renovation Loans
From Houston to Austin, we help clients renovate and invest wisely using 203k and HomeStyle solutions in booming metro markets.
We Also Lend in the Western U.S.
As a full-service lender west of the Mississippi, South Wind Financial offers renovation and traditional lending in:
California
Nevada
Arizona
Idaho
Tennessee
We know the needs of buyers in these fast-growing, high-equity markets and deliver financing options that work. We are also adding new states all the time so please check in with us first.
About South Wind Financial
South Wind Financial is a licensed mortgage brokerage and lending company, offering expert guidance and personal service for buyers, homeowners, and real estate investors.
Company NMLS #: MB9462
Loan Officer: Geovanne Colon
NMLS #: 1880655
Email: [email protected]
Phone: 617-821-1757
Website: www.LoansWithGeo.com
Whether you’re planning a kitchen remodel, a full gut renovation, or buying a fixer-upper to customize, we offer smart renovation loan solutions that help you finance your future.
Ready to Turn a Vision Into Value?
Don’t let outdated homes or needed repairs hold you back. With a renovation loan, you can finance upgrades that improve comfort, build equity, and increase property value — all with the help of a dedicated loan expert who knows how to navigate the process with ease.
📍 Visit: www.LoansWithGeo.com
📞 Call or Text: 617-821-1757
📧 Email: [email protected]
Let’s build something great — together.
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South Wind Financial, Inc.
Mortgage Broker Lic #MB9462
Branch NMLS #86116
1356 Atwood Ave. Johnston, RI 02919
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