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The Guide to Getting a Mortgage After Foreclosure

Editorial Note: The content of this article is based on the author’s opinions and recommendations alone. It has not been previewed, commissioned or otherwise endorsed by any of our network partners.

Home foreclosure rates have reached their lowest points in nearly two decades. Just 4% of mortgages nationally are in some stage of delinquency, including foreclosure, according to the latest analysis from real estate data firm CoreLogic. Still, this adds up to thousands of homeowners facing this type of loss every year.

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If you’ve recently gone through a foreclosure, it’s never too early to start preparing your finances and credit profile to re-enter the mortgage market. You’ll have to wait up to seven years before your credit score recovers, but there’s plenty to do in the meantime.

There are several mortgage options available with varying eligibility requirements, and some have shorter waiting periods that you may be able to take advantage of, if you qualify. This article will guide you through getting a mortgage after foreclosure.

How foreclosure affects your credit

Having a mortgage foreclosure on your credit reports is a major credit event that negatively affects your credit history and scores. Your credit scores could suffer a 100-point drop, or more.

The three major credit reporting bureaus — Equifax, Experian and TransUnion — begin reporting your foreclosure once a lender says you’ve missed your first payment. That’s when the seven-year time clock starts ticking.

Research from Fair Isaac Corporation, the company that created FICO scores, found that a hypothetical consumer who had a 780 credit score before a foreclosure could see their score decline by 140 to 160 points, to a range of 620 to 640, once the foreclosure hits their credit profile. A consumer who started out with a 680 credit score could see their score drop to a range of 575 to 595 after foreclosure.

Most mortgage programs have a required minimum credit score that ranges from 580 to 640 to qualify. Most also have set waiting periods for prospective homebuyers who have lost a home to due to foreclosure before they can apply for a new mortgage.

How to get approved for a loan after foreclosure

Each mortgage program has its own set of guidelines and requirements for buyers pursuing homeownership again after suffering a foreclosure. Keep reading for a rundown of how each program handles past foreclosures.

Conventional loans

Conventional loans are mortgages that aren’t guaranteed or insured by any federal agency. However, they are generally purchased by government-sponsored entities Fannie Mae and Freddie Mac, and thus conform to their guidelines. They usually have higher credit and income standards than government mortgage programs.

In order to qualify for a conventional mortgage after going through a foreclosure, you must first complete the required waiting period. The standard waiting period for conventional loans is seven years. However, extenuating circumstances may qualify you after three years.

Fannie Mae defines extenuating circumstances as isolated events that are beyond a borrower’s control and lead to an income reduction or increase in financial obligations, such as a job loss. You will need to provide your loan officer with a letter explaining why you had no reasonable alternatives other than defaulting on your mortgage.

Freddie Mac requires loan files with extenuating circumstances to contain the following information:

  • A written statement about the cause of your financial difficulties to explain the outside factors beyond your control.
  • Third-party documentation confirming the events detailed in your statement were an isolated occurrence, significantly reduced your income and/or increased expenses, and rendered you unable to repay your mortgage.
  • Evidence on your credit report and other documentation in the mortgage file of the length of time since completion of your foreclosure to the date of application and of completion of the recovery time period requirements.

Generally speaking, conventional lenders require a minimum credit score of 620 and a maximum debt-to-income ratio of 45%. A traditional down payment is 20%, though it’s possible to qualify for certain conventional loans with a down payment as low as 3%. Borrowers who make down payments of less than 20% are responsible for paying private mortgage insurance as part of their mortgage payments.

FHA loans

Insured by the Federal Housing Administration, FHA loans are often one of the first options foreclosed-upon borrowers turn to. If you’ve gone through a full foreclosure and repaired your credit, you may be eligible for an FHA loan in just three years.

In most cases, borrowers must have at least a 580 credit score and a 3.5% down payment to qualify for an FHA loan. The absolute minimum credit score is 500, though the minimum down payment increases to 10% of the home price for anything less than 580. The maximum debt-to-income ratio is 43%, though borrowers with higher DTI ratios can be approved with compensating factors.

Although FHA loans require significantly lower down payments and look for lower credit scores than conventional mortgages, most loans are insured by annual and upfront mortgage insurance premiums, which will increase your monthly mortgage payment.

Upfront mortgage insurance premiums cost 1.75% of the loan amount for the majority of FHA loans. Annual mortgage insurance premiums cost between 0.45% and 1.05%, depending on the mortgage term, loan amount and down payment percentage. And unless you put down 10% at closing, you’ll pay annual mortgage insurance for the life of your FHA loan. The only other option to get rid of mortgage insurance is to refinance into a conventional mortgage after building at least 20% equity.

VA loans

VA loans are guaranteed by the U.S. Department of Veterans Affairs and allow veterans and active military members to purchase a home with as little as zero down payment. It’s a compelling benefit, but an underutilized one: 1 in 3 home-buying veterans doesn’t realize they have a homebuying benefit.

Depending on your service commitment and duty status, you may be eligible for a VA loan after foreclosure. This program also allows veterans who have experienced foreclosure to get a new loan more quickly than other programs — the waiting period is only two years.

An important thing to note is that if you borrowed a VA loan to purchase the home you lost to foreclosure, you lose your entitlement, or the loan guaranty that protects the lender in the event you default on the VA loan. During the foreclosure process, the VA must pay a claim to your lender equal to the amount of your entitlement.

To have your VA entitlement restored after foreclosure, you’ll need to repay the VA in full for the claim amount it previously paid out to your lender, in addition to completing the waiting period. This must be done before you can again qualify for a VA loan.

Although VA loans are more lenient on credit history than conventional loans, lenders generally look for a credit score of at least 620.

USDA loans

The U.S. Department of Agriculture provides guaranteed loans to low and moderate-income homebuyers looking to purchase a house in a designated rural area. Eligible borrowers can use the loan to build, improve and rehabilitate or relocate a home.

It’s possible to qualify for a USDA loan after a foreclosure with a three-year waiting period. You must have at least a 640 credit score, though you may be approved with a lower score. The maximum debt-to-income ratio is 44%.

Use the USDA’s property eligibility tool to determine whether an address falls within a designated rural area.

Non-QM loans

For borrowers who don’t fit the standards for conventional loans or those backed by the federal government, another product has emerged — non-qualified (non-QM) loans. These loans are backed by hedge funds and private equity firms, and the additional risk associated with them usually is reflected in larger down payments or higher interest rates.

With non-QM loans, a lender’s primary concern is your ability to repay, and many don’t require a waiting period for foreclosed-upon borrowers.

Depending on how much time has passed since your foreclosure, most loans require at least 20% down, enough money in the bank as a reserve to cover future payments, and an extensive history of documented income.

For example, Atlanta-based non-QM lender, Angel Oak Home Loans, has a program specifically dedicated to serving foreclosed-upon borrowers with bad credit. Their Home$ense program was created specifically for homebuyers who were caught in the recession and mortgage crisis.

Home$ense allows you to begin the application process immediately after your foreclosure has settled. They offer 5/1 adjustable-rate mortgages and 30-year fixed-rate mortgages, each requiring a minimum 10% down payment. The minimum credit score needed to qualify is 500, and they can approve up to $1 million for your loan.

Comparing mortgage costs after foreclosure

A foreclosure can majorly damage your credit score — and your score is a primary factor that lenders determine the interest rates they’ll offer you. Even a small change in mortgage rates can have a big impact on the amount you’ll pay.

For a score that went from 780 down to 620 after foreclosure, your monthly and lifetime costs increase significantly on both conventional and FHA mortgages.

The example below assumes a 30-year mortgage on a $200,000 home with a 20% down payment, or $40,000.

Conventional loan

 780 credit score620 credit score
Loan amount$160,000 $160,000
Interest rate3.84% 5.43%
Monthly payment$749.18 $901.45
Total interest cost$109,705 $164,521
Total loan cost after 30 years$269,705$324,521

The difference in interest for conventional loans at each credit score is nearly $55,000.

The next example assumes a 30-year FHA mortgage on a $200,000 home with a 3.5% down payment, or $7,000.

FHA loan

 780 credit score620 credit score
Loan amount$193,000$193,000
Interest rate3.84%5.43%
Monthly payment$903.70$1,087.37
Total interest cost$132,331 $198,454
Total loan cost after 30 years$325,331$391,454

The cost difference between the two credit score tiers is just over $66,000.

Based on these examples, you can potentially save money by waiting to buy a home until you’ve improved your credit score above 620.

Remember, your credit score, home price and down payment will all affect your interest rate. It’s also important to ask about points, mortgage insurance and closing costs, which are not included in these examples.

Financial risks after foreclosure

Foreclosures have financial impacts that can stretch beyond the damage done to your credit scores. If you’ve had a foreclosure, you need to be aware of the risks associated with deficiency judgements. This is when your mortgage lender tries to recoup any losses they incurred after selling your home in a foreclosure auction.

In some states, lenders have the ability to hire debt collectors to go after your remaining debt, court fees and attorney’s fees, plus any interest that has accumulated.

How does a deficiency judgement work? Say you originally took out a mortgage loan of $250,000, but the value of the home decreased to only $150,000 after the financial crisis. If you foreclosed at that point and your lender sold your home at its current value, the $100,000 difference between the loan balance and the price it sold for would be the deficiency balance.

Although deficiency judgements are not a common problem right now, they could come back to haunt you once you’ve recovered from a foreclosure, secured a better job and have started rebuilding savings. Deficiency judgements are still allowed in most states, and the statutes of limitation range from 30 days to 20 years.

You won’t know it’s coming until you receive a court notice, and many times your debt will no longer be with the original lender. Interest may become one of the largest expenses, especially if your debt is old. And once there is a judgement, you’re on the hook for the unpaid balance.

Boosting your approval chances after foreclosure

Regardless of which type of mortgage you decide to pursue after foreclosure, cleaning up your finances will help the entire process go more smoothly. Consider the following tips to help boost your chances at mortgage approval.

Pay down credit card debt
Paying off your credit card debt completely is one of the fastest ways to improve your credit scores. But if you can’t quite pay it all off yet, work on paying down each card to a balance that equal less than 30% of your credit limit. Once you’ve paid down your credit card debt, you should see the change reflected in your credit score in a couple months.

Don’t apply for other credit
Resist the temptation of increasing your debt burden by applying for additional credit products. This includes car loans, store-branded credit cards and other types of financing. Your debt-to-income ratio is one of the most important factors lenders look for when trying to determine your eligibility for a mortgage — it’s arguably more important than your credit score.

Avoid new blemishes on your credit report
Prioritize establishing and maintaining on-time payments for all your debt obligations. You wouldn’t want to begin new waiting periods for negative events to be removed from your credit reports again.

The bottom line

Losing a home to foreclosure can be a devastating experience, but don’t let it stop you from trying your hand again at homeownership in the not-too-distant future. It’s important to take time to explore all available options, selecting a program that best fits your current financial situation and securing the best possible terms.

Our guide was designed to offer you a comprehensive overview of the options that are currently available, but it’s always a great idea to conduct a bit of your own research. As more borrowers prepare to enter the market in the coming months and years, additional mortgage options may continue to emerge.

The information in this article is accurate as of the date of publishing.

Advertiser Disclosure: The products that appear on this site may be from companies from which MagnifyMoney receives compensation. This compensation may impact how and where products appear on this site (including, for example, the order in which they appear). MagnifyMoney does not include all financial institutions or all products offered available in the marketplace.

By clicking “See Rates”, you will be directed to LendingTree. Based on your creditworthiness, you may be matched with up to five different lenders in our partner network.

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Here are the Best Low- or No-Down-Payment Mortgages

Editorial Note: The content of this article is based on the author’s opinions and recommendations alone. It has not been previewed, commissioned or otherwise endorsed by any of our network partners.

Should you refinance with your current lender?

It’s an often-cited rule of thumb, but you don’t actually need a 20% down payment to get a mortgage. In fact, you can get a home loan with little money down, and even a no-down-payment mortgage.

Assuming you’re financially prepared for all of the other responsibilities of homeownership, consider the following mortgage programs.

No-down-payment mortgage options

USDA loans

The U.S. Department of Agriculture (USDA) insures home loans made by approved lenders to eligible homebuyers in designated rural areas. As the program states, USDA loans were created to improve the quality of life in rural areas by giving families the opportunity to own a “modest, decent, safe and sanitary” home as their primary residence.

There’s no required minimum down payment or mortgage insurance, but there are guarantee fees. A portion of the fee is paid upfront and is 1% of the loan amount; the other portion is 0.35% of the loan amount and is paid annually.

To be eligible, you must:

  • Have a low-to-moderate income for your area
  • Buy a home in a designated rural area
  • Have a preferred minimum 640 credit score
  • Have a maximum 41% debt-to-income (DTI) ratio

VA loans

The U.S. Department of Veterans Affairs (VA) also offers a no-down-payment mortgage option guaranteed through its VA loan program. These loans cater to active-duty military service members, veterans and eligible spouses, and are offered by private lenders.

Borrowers aren’t required to make a down payment, but there is an upfront funding fee — which ranges from 1.4% to 3.6% of the loan amount — to help offset the program’s costs to taxpayers. The loan must be used to purchase a primary residence.

To be eligible, you must:

  • Have a certificate of eligibility from the VA
  • Have a preferred minimum 620 credit score
  • Show proof of stable income
  • Have a maximum 41% DTI ratio

Low-down-payment mortgage options

Fannie Mae HomeReady® and Standard 97% LTV

Fannie Mae has two low down payment conventional loans: HomeReady® and Standard 97% LTV. The HomeReady® mortgage program is open to both first-time and repeat homebuyers, while the Standard option requires at least one borrower to be a first-time buyer.

Borrowers can’t earn more than 80% of their area median income (AMI) if applying for a HomeReady loan. Additionally, if all borrowers on either a HomeReady or Standard loan are first-timers, at least one of them must complete an online homebuyer education course.

Both programs also require private mortgage insurance (PMI) if you make a down payment of less than 20%, though PMI can be removed after you reach 20% equity.

To be eligible, you must:

  • Have a 620 credit score
  • Have a 3% minimum down payment
  • Have a maximum 50% DTI ratio

Freddie Mac HomeOne and Home Possible

Freddie Mac’s HomeOne mortgage is reserved for first-time homebuyers and doesn’t include any income restrictions. The Home Possible® loan is an option for first-time and repeat buyers with a low to moderate income.

Your income must not exceed 80% of the AMI for a Home Possible® loan. You may qualify without a credit score, but your minimum down payment rises from 3% to 5%. Cancellable PMI is required for borrowers who put down less than 20%.

There’s a homebuyer education requirement for both HomeOne and Home Possible® programs when all borrowers on the loan are first-timers.

To be eligible, you must:

  • Have a 3% minimum down payment
  • Have a minimum 660 credit score
  • Have a maximum 50% DTI ratio

FHA loans

The Federal Housing Administration’s (FHA) low down payment home loans require just a 3.5% contribution and a 580 credit score. You can also qualify for an FHA loan with a credit score of 500 to 579 if you have at least a 10% down payment. Other FHA loans, such as construction-to-permanent loans and 203(k) loans, have the same credit score and down payment requirements.

FHA loans require upfront and annual mortgage insurance premiums (MIP). The upfront premium is 1.75% of the loan amount; the annual premium ranges from 0.45% to 1.05%, is divided by 12 and paid in monthly installments as an addition to your mortgage payment. Borrowers who put down at least 10% only pay mortgage insurance for 11 years; putting down less means you’ll pay MIP for the life of your loan.

To be eligible, you must:

  • Have a 580 credit score and 3.5% down payment
  • Have a 500 to 579 credit score and 10% down payment
  • Borrow within your county’s FHA loan limits
  • Have a maximum 43% DTI ratio

Good Neighbor Next Door

The Good Neighbor Next Door program from the U.S. Department of Housing and Urban Development (HUD) allows homebuyers in certain public service professions to buy a home at a 50% discount. If you qualify for and use an FHA loan to buy a home, the down payment is only $100, instead of the minimum 3.5% that’s usually required.

Eligible borrowers must buy a home located in a HUD revitalization area and commit to live in the home for at least three years. They must also sign a silent second mortgage for the discounted amount, though no payments are required if all program requirements are met.

To be eligible, you must:

  • Be a full-time pre-K through 12th grade educator, emergency medical technician, firefighter or law enforcement officer
  • Buy a home in a HUD revitalization area
  • Qualify for a conventional, FHA or VA loan
  • Live in the home for at least three years

Pros and cons of no or low down payment



  • Buy a home sooner. It can take years to save up for a larger down payment. By contributing 0% down or the lowest possible amount, you can reach your homeownership goal in less time.

  • Avoid depleting your savings. If you limit how much money you contribute to your home purchase, you can leave some of your emergency savings intact. Lenders want to know that you can weather financial hiccups, such as a job loss or income reduction.

  • Start out with less equity. The less money you put down, the less home equity you’ll have initially. This means your ownership stake in your home is much smaller, which may lead to pocketing less money if you need to sell in a few years.

  • Take out a larger mortgage. A no- or low-down-payment mortgage means you’ll be close to financing 100% of your home’s purchase price. A larger mortgage means a higher monthly payment amount.

  • Pay more in interest over time. The more money you borrow, the higher your interest rate typically will be. This also means you’ll pay more in interest over the life of your loan.

FAQs about mortgage down payments

Yes, there will be closing costs to pay on your home loan. Mortgage closing costs can range from 2% to 6% of your loan amount. You can pay these costs out of pocket at the closing table, or ask your lender about a no-closing-cost mortgage. With this type of loan, your lender will either increase your mortgage rate or add the closing costs to your loan amount, instead of having you pay those costs upfront.

It depends on the type of mortgage. Conventional loans require private mortgage insurance when you put down less than 20%, and it can be canceled after you’ve built at least 20% equity in your home. All FHA loans require mortgage insurance premiums, but if you put down 10% or more, you can get rid of MIP after 11 years.

Reach out to your loan officer and real estate agent for help identifying any down payment assistance programs you might qualify for. You should also check with your state’s housing finance agency.

Many loan programs let you use monetary gifts from family members, friends and others to help cover your down payment, but there must be a specific paper trail for the gift. The donor will need to submit a gift letter to show that you won’t have to repay the money being gifted to you. Consult your lender for specific guidelines.

Yes, your down payment amount can affect your mortgage rate. The less money you put down, the riskier you can appear to lenders, and they can account for this risk by raising your mortgage rate.

Advertiser Disclosure: The products that appear on this site may be from companies from which MagnifyMoney receives compensation. This compensation may impact how and where products appear on this site (including, for example, the order in which they appear). MagnifyMoney does not include all financial institutions or all products offered available in the marketplace.

By clicking “See Rates”, you will be directed to LendingTree. Based on your creditworthiness, you may be matched with up to five different lenders in our partner network.

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5 Home Loans for People With Bad Credit

Editorial Note: The content of this article is based on the author’s opinions and recommendations alone. It has not been previewed, commissioned or otherwise endorsed by any of our network partners.

You don’t need a perfect credit score to get a mortgage — there are home loans for people with bad credit. But before getting this type of mortgage, find out how a lower credit score affects your overall borrowing costs.

Buying a home with bad credit

It’s possible to buy a home with bad credit — you could have a credit score as low as 500 and still qualify for a mortgage. The lower your credit score, though, the fewer lending options you’ll have and the higher your mortgage rate will be.

FICO scores, the credit scores used by most lenders, typically range from 300 to 850. Having a lower credit score translates to higher risk for a lender, and vice versa. Any score 669 or lower is considered “fair” or “poor.” Here’s a breakdown:

  • Exceptional: 800 and higher 
  • Very Good: 740-799
  • Good: 670-739
  • Fair: 580-669
  • Poor: 580 and lower 

Lenders like to see high credit scores because it exhibits an ability to manage debt, make on-time payments and use credit responsibly. Your creditworthiness will come into question if you plan on buying a home with bad credit, but it doesn’t have to hold you back from homeownership.

5 home loans for bad credit

Consider one of the following home loans for bad credit.

Fannie MaeHomeReady

Fannie Mae’s HomeReady mortgage program is an option for both first-time homebuyers and repeat buyers with limited access to down payment funds and a fair credit score. This conventional home loan has cancellable mortgage insurance for those who put down less than 20%, and gives borrowers the option to use boarder or rental income to help them qualify. If all borrowers on a loan are first-timers, at least one borrower is required to complete a homeownership education course.

Eligibility requirements include:

  • A minimum 620credit score
  • A minimum 3% down payment
  • A low- to moderate income

FHA Loans

Mortgages backed by the Federal Housing Administration (FHA) could be considered bad credit home loans because they make it easier for low-credit-score homebuyers to get a mortgage. FHA loans have a low down payment requirement, but you’ll pay mortgage insurance premiums (both upfront and annual) for the life of your loan. If you put down at least 10%, you can get rid of mortgage insurance after 11 years.

Eligibility requirements include:

  • A minimum 10% down payment for a 500-579 credit score
  • A minimum 3.5% down for a 580+ credit score
  • Borrowing within your county’s FHA loan limits

USDA loans

The U.S. Department of Agriculture (USDA) insures mortgages funded by approved lenders through the USDA home loan program. There’s no minimum required credit score, but a 640 score could help you get approved automatically if you meet employment and income requirements.

Eligibility requirements include:

  • No minimum required down payment
  • Meeting local income limits
  • Buying a home in a designated rural area

VA Loans

The Department of Veterans Affairs (VA) also offers bad credit home loans through approved lenders for active-duty service members, veterans and eligible spouses. The VA doesn’t have a specific credit score requirement, but lenders may require a minimum 620score. No down payment is required. Additionally, most borrowers will have to pay an upfront funding fee to offset the cost of VA loans to taxpayers.

Eligibility requirements include:

Non-qualified mortgage loans

The loans discussed above are all qualified mortgages, meaning they meet certain requirements that establish a borrower’s ability to repay a loan. There are also non-qualified mortgage (non-QM) loans, which have more wiggle room for high-risk borrowers, such as accepting credit scores below 500.

Eligibility requirements include:

  • Demonstrating your ability to repay the loan
  • A minimum down payment up to 20%
  • A maximum debt-to-income ratio of up to 55%

How to get a home loan with bad credit

Use the following list of tips as a resource to help you get a bad credit home loan.

  • Avoid applying for new credit. A new auto loan, credit card or personal loan application means you’ll have new inquiries on your credit reports, which can drop your credit score.
  • Dispute any credit report errors. Finding and disputing inaccurate information on your credit reports could improve your credit score and help lenders see you as a less risky borrower.
  • Pay your bills on time. Your payment history makes up the biggest chunk of your credit score at 35%, according to FICO. Making on-time payments can help boost your score and demonstrate your creditworthiness as a borrower.
  • Lower your outstanding debt load. Pay down your credit card and loan balances. Lenders don’t want to see that your income is stretched too thin to afford a mortgage. Keep your credit usage below 30% of your maximum credit limit across each of your accounts.
  • Don’t close any accounts. Closing old accounts, especially credit cards, shortens your overall credit history and can negatively impact your credit score.
  • Have your rent payments reported to the credit bureaus. As long as you’ve been maintaining an on-time rental payment history, having your rent payments reported to the bureaus may boost your score.
  • Make a larger down payment. A larger down payment can compensate for a lower credit score. Don’t completely drain your cash reserves, though. Keep three to six months’ worth of living expenses in a savings account for emergencies.
  • Pay for mortgage points. If you have the extra cash, consider buying mortgage points to lower your interest rate and overall loan costs. One point is equal 1% of your loan amount and can lower your rate by up to 0.25%.

Should you get a bad credit home loan?

Home loans for bad credit come with more risk for lenders, so you can expect to pay more as a borrower. Crunch the numbers with a mortgage calculator to help you determine whether to move forward with a bad credit mortgage or wait until your credit profile improves.

Here’s an example of how your credit score can affect your costs on a 30-year, fixed-rate mortgage:

 620 credit score760 credit score
Mortgage rate4.84%3.25%
Loan amount$200,000$200,000
Monthly payment
(Principal and interest)
Total interest cost$179,501.82$113,348.55

As you can see, improving your score from “fair” to “very good” could amount to a mortgage payment that is nearly $184 less each month, saving you more than $2,200 each year and more than $66,000 in interest over the term of your mortgage.

Advertiser Disclosure: The products that appear on this site may be from companies from which MagnifyMoney receives compensation. This compensation may impact how and where products appear on this site (including, for example, the order in which they appear). MagnifyMoney does not include all financial institutions or all products offered available in the marketplace.

By clicking “See Rates”, you will be directed to LendingTree. Based on your creditworthiness, you may be matched with up to five different lenders in our partner network.