PA license #TODO
Philadelphia and the 1–4 unit stock
A lot of Pennsylvania files are rowhomes and small multifamily in Philadelphia and the inner suburbs — primary purchases as well as rentals. Those properties can work on conventional, FHA, or DSCR when the occupancy story is clean and the building is really 1–4 units.
House-hacking a duplex is not automatically a DSCR loan. Occupancy (will you live in a unit?) changes the program. Tell us that on the first call so we do not send the file down the wrong hallway.
Small-business owners
Pennsylvania has a deep bench of closely held companies. When the tax return is conservative and the operating account is not, bank statement is usually the documentation path. If W-2s already support the payment, start with conventional or FHA.
What is different from Florida files
You will see fewer short-term condo hotels and more long-term leases, taxes that look different on the sheet, and property types (rowhomes, twins, small apartment buildings) that Florida underwriters do not see every hour. That is why this page is not a copy of the Florida hub.
Rural acreage, mixed-use, and condos each have their own checklists. USDA eligibility is address-specific. Share the address early.
This is not a commitment to lend. All loans subject to credit approval, underwriting guidelines and property eligibility. Programs and guidelines are subject to change without notice. Liberty Group Funding, Inc. is a mortgage broker and does not make loans directly.