A firefighter-owned mortgage brokerage in Boca Raton, serving Texas healthcare workers across every metro in the state. TSAHC Homes for Texas Heroes specialists. $0 lender fees for first responders. The income-structuring expertise national lenders skip on healthcare worker files.
Texas runs one of the country's strongest hero-specific DPA programs (TSAHC Homes for Texas Heroes — built for firefighters, peace officers, EMS, teachers, and veterans). Most national lenders don't have wholesale access to it; we do. Combined with TDHCA's My First Texas Home, Texas healthcare workers have more layered DPA options than most states.
⚠️ Lender access varies — we verify wholesale channel availability before quoting.
This page is for Texas healthcare workers specifically — buying or refinancing anywhere in the state.
30-year fixed mortgage with a DPA grant OR second-lien option through the Texas State Affordable Housing Corporation. Built specifically for teachers, teacher aides, school librarians, school counselors, school nurses, peace officers, firefighters, EMS personnel, corrections officers, and veterans/active military.
Broader DPA program for eligible Texas buyers who do not qualify under Homes for Texas Heroes. 30-year fixed + DPA grant or second lien.
Texas Department of Housing & Community Affairs first-time/veteran/targeted-area program with low-interest mortgages + DPA.
Annual federal tax credit (up to $2,000/year) for eligible Texas buyers, stackable with the above.
Zero down, no PMI, reduced funding fee for disability-rated veterans. For healthcare workers who served before joining their current field, we structure dual-eligible files that often clear closing with $0 out of pocket.
For files that don't fit a DPA program — 3.5% down FHA, 3-5% down conventional, or non-QM bank-statement loans for healthcare workers with 1099 side income. Every Texas unit has one.
PRN and per-diem shifts count as qualifying income with a 24-month history and continuity letter. Travel nurse contracts (13-week blocks) count when there's a documented pattern of consecutive contracts. National lenders frequently treat travel-nurse income as 'temporary' — it isn't when documented correctly.
Night shift, weekend shift, charge nurse, preceptor, and float-pool differentials all count as qualifying income. We attach the unit's pay matrix to the file so underwriting reads it as structured income, not a one-off bonus.
Sign-on bonuses can be countable income when amortized across the contract length and the borrower has been in the role long enough to demonstrate stability. We structure the file to maximize what counts.
Medical residents and fellows often qualify with a contract-based future-income letter (the standard 'physician loan' pattern). We document the residency program, the post-residency offer (if applicable), and structure the loan with the right physician-loan or conventional product.
Physicians, CRNAs, and PAs working locum tenens or 1099 contracts count with a 24-month 1099 history and bank-statement documentation. We use the non-QM bank statement program when the W-2 path doesn't fit.
We close mortgages in every Texas county. The cities and metros where Texas healthcare workers most commonly buy:
Yes. With a 24-month history of consecutive travel contracts (typically 13-week blocks) documented on your tax returns and pay stubs, travel-nurse income counts toward qualifying income. We've placed Texas travel nurse files where the lender we shopped to actually understood the pattern and qualified the borrower at full income — not the 50% haircut national lenders default to.
Yes, with a 24-month history and a continuity letter from your employer. Most lenders skip PRN income because it's variable; we document the trailing pattern, attach the continuity letter, and submit it as recurring income.
Residents and fellows often qualify with a contract-based future-income letter — the standard "physician loan" pattern. We document your residency program, your post-residency offer (if you have one), and structure the file with the right physician-loan or conventional product. No need to wait until your attending salary kicks in.
If you're a Texas healthcare worker — active, retired, or family of — we know how to structure your file. No documents required to start. No commitment.