Mortgage broker serving Industry, CA, offering a full range of loan programs - purchases, refinancing, investment properties, FHA, VA, jumbo, DSCR, bank statement loans, down payment assistance, and more. Personalized programs for your unique situation. 40+ years California mortgage experience.
Schedule a quick 15-minute call and we'll match you to the right program and give you the best rate for your unique situation.
We as brokers shop hundreds of lenders for you. Banks offer their own limited products.
As mortgage specialists serving Industry buyers, we match your unique situation to the right program.
In Industry's market, the right loan program can save thousands over the life of your mortgage.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Industry purchase.
SCHEDULE FREE CONSULTATION"For over 30 years, A Good Lender has been a trusted and essential part of my family's financial journey, guiding us through more than a dozen mortgage financing transactions with professionalism, integrity and care. What sets A Good Lender apart is their reliability and ability to demystify the mortgage process."
"Rodney Roloff & The Team at A Good Lender made my house buying process a breeze. Rodney helped me to better understand the loan process and walked me through everything step by step. If your looking for a good lender. One who will help you get the best rate. I highly recommend reaching out to Rodney and his team at 'A good lender'"
"From our first home buying experience, to exploring HELOC options, and refinancing, every step we were supported with clear and accurate information. A team who's knowledgeable, prompt to respond to any questions, and who genuinely cares for their clients is a rare find in this industry."
We've simplified the mortgage maze into four clear steps. No surprises, just results.
Complete your loan application online and upload your documents. We'll review everything to make sure it's complete before submitting to our lending partners.
We submit your application to our lending partners. Their underwriters review your documents, verify your income and credit, and issue your loan approval.
Sign your final documents, get your keys, and move into your Industry home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Industry starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Industry home buyers—covering purchase loans, refinance, commercial real estate, and specialized financing like bank statement and jumbo loans. Explore the general programs to compare down payment options and requirements, or apply now for a custom financing solution tailored to your Industry property.
Whether you're buying your first condo or a $3M estate, we offer comprehensive financing solutions with 14-day closings. Explore our complete range of purchase loan programs below.
Refinance to lower your interest rate, shorten your loan term, or access home equity for renovations, debt consolidation, or investment opportunities. Explore all refinance programs below.
Finance commercial real estate, owner-occupied buildings, or business expansions. Explore all commercial financing programs below.
Finance new construction, renovations, or land purchases. Explore all construction and renovation programs below.
From condos and townhomes to multi-family buildings and unique property types. Explore all specialized property financing programs below.
We specialize in complex financing scenarios where traditional loans don't fit. Explore all niche programs below.
Access California's down payment assistance programs. Explore all DPA programs below.
Self-employed professionals, freelancers, and business owners. Explore all special income documentation programs below.
Speed & Certainty
Whether you're buying your first condo or a $3M estate, we offer comprehensive financing solutions with 14-day closings. Explore our complete range of purchase loan programs below.
Rate & Term, Cash-Out
Refinance to lower your interest rate, shorten your loan term, or access home equity for renovations, debt consolidation, or investment opportunities. Explore all refinance programs below.
SBA 504 & 7(a)
Finance commercial real estate, owner-occupied buildings, or business expansions. Explore all commercial financing programs below.
Build & Improve
Finance new construction, renovations, or land purchases. Explore all construction and renovation programs below.
Specialized Properties
From condos and townhomes to multi-family buildings and unique property types. Explore all specialized property financing programs below.
Complex Scenarios
We specialize in complex financing scenarios where traditional loans don't fit. Explore all niche programs below.
CalHFA & Local DPA
Access California's down payment assistance programs. Explore all DPA programs below.
Alternative Documentation
Self-employed professionals, freelancers, and business owners. Explore all special income documentation programs below.
Popular loan programs for Industry homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| No Down Payment Program Featured | $0 (3.5% grant) | 580+ | Any buyer - grant covers FHA or Conventional down payment, forgiven after 6 payments |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $1,249,125 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Jumbo | 15-20% | 680+ | Properties exceeding $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
| Reverse Mortgage | N/A | No minimum | Homeowners 62+ tapping equity without payments |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Standard option for Industry buyers. Most homes under $1.25M with competitive rates.
Strong FHA option in Industry. Low down payment gets you into most properties here.
$0 down for Industry veterans. VA loans cover all properties with no PMI required.
Industry business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Industry. State assistance helps with down payment and closing costs.
Premium Industry homes over $1.25M require jumbo loans. Less common but available for luxury properties.
Industry sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Industry investors. Buy rentals in entity names.
Conforming refinance for Industry homeowners. Best rates for loans under $1.25M.
FHA streamline refinance for Industry. Easiest way to lower your existing FHA rate.
VA streamline refi for Industry veterans. Fastest way to reduce your mortgage payment.
Turn Industry home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Industry homeowners. Access equity without replacing first mortgage.
Industry owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Industry investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Industry projects. Short-term financing for value-add investments.
Multifamily options for Industry investors. Finance apartment buildings with commercial loans.
Industry investors use hard money for quick closes. Higher rate but fast funding.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Industry buyers with qualifying income.
CalHFA programs popular in Industry. State assistance helps with down payment and closing costs.
Industry has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Industry buyers. Down payment assistance with no repayment.
Industry family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Industry purchases. Family member income boosts qualification.
Every situation is unique. The right loan program depends on your unique situation. See what works best for you.
Questions? Call (510) 589-4096 or email info@agoodlender.com
Industry sits in the San Gabriel Valley about 20 miles east of downtown LA. Population is just 234, median household income $77,000. The homeownership rate here is 10%, and that tells you everything you need to know - this is primarily a commercial and industrial city that happens to have some residential pockets. At $705K median home price, you're paying a premium to live in what's essentially LA County's warehouse district, but you get unbeatable freeway access and short commutes to actual job centers.
Here's the thing about buying in Industry with kids - you're looking at limited options because this isn't really set up as a family town. Workman Avenue Elementary pulls a 6 rating, Industry Technology Prep Academy a 7. Most families who work in Industry actually live in neighboring cities like La Puente, Walnut, or Hacienda Heights where you get more school choices and better ratings. If you're considering Industry for the location, run the numbers on what you'd save in commute costs versus what you'd pay extra for the mortgage compared to those neighboring towns. The residential areas are so small that resale can be trickier since your buyer pool is limited to people specifically wanting to live here.
Industry Hills runs $750K-$950K, and this is where most actual homebuyers look - upscale properties with San Gabriel Valley views near the golf course and Pacific Palms Resort. Conventional loans with 10-20% down are standard here, and you'll need strong income to qualify at these price points. Central Industry sits at $650K-$800K, mixed residential and commercial, which can complicate appraisals and financing - lenders get nervous about homes surrounded by warehouses. South Industry runs $600K-$750K, mostly industrial with scattered residential, and you're trading neighborhood feel for freeway convenience. Real talk, most lenders will want bigger down payments in the mixed-use areas because resale comps can be wonky when you're comparing houses to distribution centers.
The commute situation is actually Industry's main selling point. You're 27 minutes to downtown LA, 40 to Santa Monica, 41 to Irvine, 37 to Long Beach. That's better access than almost anywhere else in LA County at this price point. The 60 freeway is your lifeline, with quick connections to the 5, 10, and 710. Metro A Line stops at Industry Station if you work downtown. If your job requires you to bounce between LA, Orange County, and the Inland Empire regularly, living here makes sense. But you're paying $705K to live surrounded by warehouses, so make sure that commute flexibility is worth the premium and the lack of traditional neighborhood amenities.
Industry is basically one giant logistics and distribution hub. Amazon Fulfillment Center, UPS Supply Chain Solutions, Penske Logistics, FedEx Ground - you get the picture. Sysco Los Angeles handles food distribution, CalPortland does building materials. These aren't the jobs that typically qualify you for a $700K mortgage, which is part of why the homeownership rate sits at 10%. Most people who work in Industry's warehouses and distribution centers live in more affordable neighboring cities and commute in. If you're buying here, you're probably a manager or professional who works elsewhere but wants central access to multiple job markets. The commercial tax base keeps property taxes relatively reasonable, which helps offset the higher purchase price when you're calculating your total monthly payment.
Common questions from Industry homebuyers and refinance clients. Can't find your answer? Book a 15-minute call with a Senior Loan Officer.
Pre-approval typically takes 24-72 hours. Full underwriting approval takes 14-21 days. We work with lenders offering express underwriting for strong borrowers who need faster closings.
Standard documents needed: pay stubs (last 30 days), W-2s (past 2 years), tax returns (past 2 years), bank statements (past 2 months), and photo ID. Self-employed borrowers need business tax returns and P&L statements. We'll provide a complete checklist for your situation.
Typical Industry closing timeline: 30-45 days from accepted offer. VA/FHA loans may take slightly longer. Cash buyers close in 7-14 days. We work to meet your timeline and coordinate with all parties to close on schedule.
You have several low down payment options in Industry: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Industry buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Industry buyers. We also offer our 6-Month Forgivable Grant (covers 3-3.5% down, forgiven after 6 months), CalHFA programs, and local first-time buyer assistance. Unlike CalHFA's 5-year requirements, our programs have no income limits and no first-time buyer requirement.
Yes! Zero-down options for Industry buyers include: VA loans (eligible veterans), USDA loans (eligible rural areas), and our 6-Month Forgivable Grant Program combined with seller concessions for closing costs. Many Industry families purchase with minimal upfront cash.
2026 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Industry properties fall within conforming limits, maximizing your financing options.
For Industry's $500,000 median price: FHA is better for credit scores under 680 or down payments under 5%—it's more forgiving on DTI ratios too. Conventional is better with 5%+ down and 700+ credit (lower PMI costs). We compare both options for your specific situation.
A denial doesn't mean you can't buy in Industry. We review your denial letter, identify the specific issues (credit, DTI, income documentation), and match you with lenders who have more flexible guidelines. Common solutions include FHA loans for credit flexibility, alternative documentation, or co-borrower structures.
Credit requirements by loan type: FHA accepts 580+ (or 500 with 10% down), conventional starts at 620, VA at 620+. Our zero-down grant program works with 640+. Higher scores (720+) get better rates, but we work with borrowers across the credit spectrum.
Absolutely—first-time buyers are our specialty in Industry. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Industry. FHA loans accept credit scores as low as 580 (or 500 with 10% down). We also offer credit improvement strategies and can connect you with rapid rescoring services to boost your score before applying. Many buyers improve 20-50 points within 30 days.
As a mortgage broker, we shop your scenario across 50+ wholesale lenders to find the best pricing. Unlike retail banks that only offer their own rates, we show you side-by-side comparisons with identical terms. No junk fees or hidden charges—just transparent pricing.
You work directly with a Senior Loan Officer (15+ years average experience) from application through closing—not a call center. We have local Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Industry typically run 2-4% of the purchase price. On a $500,000 home, expect $10,000-$20,000 covering appraisal, title insurance, escrow fees, and prepaids. FHA allows sellers to contribute up to 6% toward your closing costs.
Pre-approval typically takes 24-72 hours. Full underwriting approval takes 14-21 days. We work with lenders offering express underwriting for strong borrowers who need faster closings.
You have several low down payment options in Industry: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Industry buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Industry. We review your denial letter, identify the specific issues (credit, DTI, income documentation), and match you with lenders who have more flexible guidelines. Common solutions include FHA loans for credit flexibility, alternative documentation, or co-borrower structures.
As a mortgage broker, we shop your scenario across 50+ wholesale lenders to find the best pricing. Unlike retail banks that only offer their own rates, we show you side-by-side comparisons with identical terms. No junk fees or hidden charges—just transparent pricing.
You work directly with a Senior Loan Officer (15+ years average experience) from application through closing—not a call center. We have local Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Industry typically run 2-4% of the purchase price. On a $500,000 home, expect $10,000-$20,000 covering appraisal, title insurance, escrow fees, and prepaids. FHA allows sellers to contribute up to 6% toward your closing costs.
Standard documents needed: pay stubs (last 30 days), W-2s (past 2 years), tax returns (past 2 years), bank statements (past 2 months), and photo ID. Self-employed borrowers need business tax returns and P&L statements. We'll provide a complete checklist for your situation.
Typical Industry closing timeline: 30-45 days from accepted offer. VA/FHA loans may take slightly longer. Cash buyers close in 7-14 days. We work to meet your timeline and coordinate with all parties to close on schedule.
Credit requirements by loan type: FHA accepts 580+ (or 500 with 10% down), conventional starts at 620, VA at 620+. Our zero-down grant program works with 640+. Higher scores (720+) get better rates, but we work with borrowers across the credit spectrum.
2026 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Industry properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Industry buyers. We also offer our 6-Month Forgivable Grant (covers 3-3.5% down, forgiven after 6 months), CalHFA programs, and local first-time buyer assistance. Unlike CalHFA's 5-year requirements, our programs have no income limits and no first-time buyer requirement.
Yes! Zero-down options for Industry buyers include: VA loans (eligible veterans), USDA loans (eligible rural areas), and our 6-Month Forgivable Grant Program combined with seller concessions for closing costs. Many Industry families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Industry. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Industry. FHA loans accept credit scores as low as 580 (or 500 with 10% down). We also offer credit improvement strategies and can connect you with rapid rescoring services to boost your score before applying. Many buyers improve 20-50 points within 30 days.
For Industry's $500,000 median price: FHA is better for credit scores under 680 or down payments under 5%—it's more forgiving on DTI ratios too. Conventional is better with 5%+ down and 700+ credit (lower PMI costs). We compare both options for your specific situation.
The FHA loan limit in Industry is $1,250,000 for 2025. This higher limit means you can purchase most homes in Industry's $600K. $900K range with FHA financing, which only requires 3.5% down with a credit score as low as 580.
You won't need a jumbo loan for most Industry homes since the conforming loan limit is $1,250,000 and the median home price is around $705K. Only if you're purchasing a home above $1.25M would you need jumbo financing, which isn't common in this market.
The 2026 loan limits for Los Angeles County are $1,250,000 for conforming, FHA, and VA loans. These limits are significantly higher than the national baseline due to LA County's elevated home prices, making conventional financing accessible for most buyers in Industry.
Yes, VA loans are available in Industry with a loan limit of $1,250,000 and no down payment required for eligible veterans and service members. VA loans are highly competitive in this market and can cover the full purchase price of most homes in the $600K. $900K range.
Our No Money Down program offers $0 down payment for qualified buyers in Industry. You can also explore CalHFA programs offering down payment and closing cost assistance, as well as Los Angeles County programs that provide grants and forgivable loans for first. time and moderate. income buyers.
For a typical $705K home in Industry, you'd need $141K for a 20% conventional down payment, though you can put as little as 3% down ($21,150) with conventional or 3.5% ($24,675) with FHA. VA loans and our No Money Down program can get you into a home with $0 down if you qualify.
Most lenders require a minimum credit score of 620 for conventional loans in Industry, though FHA loans accept scores as low as 580 with 3.5% down. With Industry's median home price around $705K, having a score of 680 or higher will help you secure better interest rates and loan terms.
Look for a lender experienced with Industry's balanced market who can offer multiple loan options including conforming, FHA, and VA products in the $600K. $900K range. Compare rates from at least three lenders, check their reviews, and choose one who responds quickly and explains down payment assistance options clearly for your situation.
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