Homeowners who owe more than their home is worth are often surprised to learn that HARP ended on December 31, 2018, per the Federal Housing Finance Agency, and that no conventional replacement program requires positive equity today. That leaves government-backed streamline refinances, most notably FHA and VA, as the realistic paths forward for borrowers whose loan balance exceeds their home’s current value. This roundup compares the mortgage companies most likely to come up in that search, based on whether they can actually process a no-appraisal streamline refinance or shop niche programs on a borrower’s behalf rather than underwriting to a single rate sheet.
Quick Comparison
- Mortgage Mastermind by Duane Buziak: best for underwater VA, FHA, or USDA borrowers in VA, FL, TN, or GA; pricing is quote-based; shops hundreds of wholesale lenders instead of one in-house rate sheet.
- Rocket Mortgage: best for existing FHA borrowers who want a fully digital streamline application; pricing is quote-based; the standout is its self-service online document and tracking portal.
- Veterans United: best for veterans underwater on an existing VA loan; pricing is quote-based; the standout is deep specialization in VA IRRRL underwriting.
- Guild Mortgage: best for borrowers who want an in-person loan officer relationship; pricing is quote-based; the standout is its extensive local branch network.
- Movement Mortgage: best for borrowers who already qualify for a standard streamline refinance and want speed; pricing is quote-based; the standout is its marketed fast closing timelines.
- NFM Lending: best for borrowers in NFM’s regional footprint who want community lending connections; pricing is quote-based; the standout is its down payment assistance program relationships.
1. Mortgage Mastermind by Duane Buziak
Mortgage Mastermind by Duane Buziak operates as a licensed mortgage broker-lender in Virginia, Florida, Tennessee, and Georgia, which changes the structural math for an underwater borrower. Rather than underwriting every file to one company’s guidelines, the operation shops wholesale lenders and can also fund certain government-backed programs directly, giving borrowers more paths to approval when their loan-to-value ratio would otherwise be a problem.
Compared with the direct lenders on this list, the distinguishing factor is access. A borrower who gets declined or priced poorly at one wholesale investor’s shelf can be repositioned with a different lender in the same network, without restarting the application from scratch. For someone underwater on an FHA, VA, or USDA loan, that flexibility matters because streamline refinance guidelines, overlays, and pricing still vary lender to lender even when the base program rules come from the same federal agency.
- Compares terms across hundreds of wholesale lenders instead of relying on a single in-house rate sheet
- Processes VA IRRRL, FHA streamline, and USDA streamline refinances for existing borrowers in those programs
- Pairs renovation and specialized lending products with a refinance strategy for borrowers trying to rebuild equity over time
- Offers a NoTouch Credit Pull so borrowers can compare estimated rates with a soft credit check before agreeing to a hard inquiry
Setup is consultative: a borrower speaks directly with Duane Buziak or a member of his team, who reviews the existing loan type, state, and equity position before recommending a program. The operation also connects borrowers to realtors, title companies, and insurance providers, which can simplify a broader refinance or purchase transaction. The main limitation is structural, not a shortcoming of the model: program availability for VA, FHA, or USDA streamline refinancing still depends on the borrower’s existing loan type and on state licensing, so a conventional-only borrower with no government loan history has fewer options here, as they would anywhere else. Pricing is quote-based and varies by loan program and the wholesale lender ultimately selected.
Best for: Underwater VA, FHA, or USDA borrowers in Duane Buziak’s licensed states who want multiple wholesale options compared side by side.
2. Rocket Mortgage
Rocket Mortgage is a large online direct lender built around a fully digital application experience. For a borrower who already holds an FHA loan and simply needs to refinance into a lower rate through the FHA Streamline Refinance program, the appeal is speed and convenience rather than shopping around.
What sets Rocket apart on this list is the self-service digital process itself: document upload, real-time status tracking, and online rate tools that let a borrower move through underwriting without much back-and-forth phone or email communication. That said, Rocket underwrites every loan to its own single set of guidelines and rate sheet, since it is a direct lender rather than a broker. There is no built-in mechanism to compare terms across multiple wholesale investors within the same application.
- Digital application with online document upload and real-time status tracking
- FHA streamline refinance option available to existing FHA borrowers without a new appraisal in most cases
- VA loan refinance options for eligible veteran and active-duty borrowers
- Online rate quote tools that give an early estimate before formal application
Setup is entirely self-directed through Rocket’s own account portal, with the borrower handling most of the process online and a loan officer stepping in for underwriting questions or exceptions. This suits borrowers who are comfortable managing paperwork digitally and who already know which program they qualify for. It suits less well borrowers who are underwater on a conventional loan with no government backing, since Rocket’s guidelines, like any single direct lender’s, may not stretch to accommodate an unusual equity position the way a wholesale-shopping broker’s options might. Pricing is quote-based and depends on the borrower’s credit profile, loan program, and loan amount, so figures should be treated as illustrative rather than fixed as of 2026.
Best for: Existing FHA-loan borrowers who want an online-only streamline refinance application.
3. Veterans United
Veterans United is a direct mortgage lender built specifically around VA loan products, including the VA Interest Rate Reduction Refinance Loan. Per VA.gov, the IRRRL generally does not require a new appraisal or credit underwriting package in the way a purchase loan does, which is precisely why it works for borrowers whose home value has dropped below their loan balance.
The standout here is depth of specialization. Veterans United’s loan officers work almost exclusively within VA loan rules, entitlement calculations, and funding fee exemptions, which can be an advantage for a veteran whose situation involves a wrinkle, such as prior VA loan use or a surviving spouse’s eligibility. That focus is also the limitation: the company does not serve FHA, USDA, or conventional underwater borrowers who fall outside VA eligibility, so anyone without a qualifying VA loan history will need to look elsewhere entirely.
- VA IRRRL processing for existing VA borrowers seeking a lower rate without a new appraisal
- Dedicated VA loan specialists who handle entitlement and eligibility questions day to day
- Veteran-focused education resources covering VA loan rules and refinance timing
- Both VA purchase and refinance products handled under one roof
The process typically starts with a phone consultation to confirm VA loan eligibility and current entitlement status, followed by document collection specific to IRRRL requirements. Because Veterans United is a single direct lender, pricing and guidelines come from one rate sheet, with no wholesale comparison shopping built into the process. Pricing is quote-based; VA loans carry a VA funding fee unless the borrower qualifies for an exemption, such as a service-connected disability rating.
Best for: Veterans or active-duty service members underwater on an existing VA loan who want an IRRRL streamline refinance.
4. Guild Mortgage
Guild Mortgage is a national retail lender with a large network of local branches, which distinguishes it from the more call-center-driven or purely online lenders on this list. For a borrower who wants to sit down face to face with a loan officer while discussing streamline refinance eligibility, that local presence carries real weight.
Guild handles FHA, VA, USDA, and conventional loan programs in-house, meaning a single loan officer can walk a borrower through eligibility for a government-backed streamline refinance and, if that doesn’t fit, discuss other in-house options. The company also maintains connections to first-time buyer and down payment assistance programs, which can be relevant for borrowers trying to build equity through channels beyond refinancing alone.
- Local branch loan officers available in many states for in-person guidance
- In-house underwriting across FHA, VA, USDA, and conventional programs
- Streamline refinance options for borrowers who already hold an eligible government-backed loan
- Connections to first-time buyer and down payment assistance programs
Setup runs through a local branch, so the borrower’s experience depends somewhat on which office and loan officer they’re assigned. Because Guild underwrites everything to its own guidelines, it functions like every other direct lender here: one shelf, one set of pricing and overlays, regardless of how many programs it offers. That’s the main limitation for an underwater borrower whose file doesn’t fit neatly into Guild’s own guidelines, since there’s no mechanism to shop the file to a different investor without starting over at another company. Pricing is quote-based and varies by branch, state, and loan program, so borrowers should confirm current terms directly as of 2026.
Best for: Underwater borrowers who want an in-person relationship with a direct lender’s local loan officer.
5. Movement Mortgage
Movement Mortgage is a direct lender that has built much of its reputation around fast closing turn times and a mission-driven company culture. For a borrower who already knows they qualify for a standard FHA, VA, or USDA streamline refinance and simply wants to move quickly, that speed-first positioning is the primary draw.
Movement’s marketed closing timelines set it apart from lenders that lean more on breadth of program options or wholesale shopping. The company handles FHA, VA, and USDA streamline refinances in-house alongside standard purchase products, and its retail branches operate in multiple states with in-house processing and underwriting supporting the file from application to closing.
- FHA, VA, and USDA loan and streamline refinance options handled under one roof
- Marketed fast closing timelines aimed at borrowers who want to move quickly
- Retail branch presence across multiple states for local support
- In-house processing and underwriting rather than outsourced steps
A borrower typically works with a local loan officer who manages the file through Movement’s own systems from start to finish, which keeps communication centralized but also means the loan is priced and underwritten to Movement’s single set of guidelines. That’s the trade-off: speed and a streamlined process, but no wholesale comparison shopping if the borrower’s file doesn’t fit neatly within Movement’s own overlays. Borrowers with an unusual equity position, a recent credit event, or a conventional underwater loan without government backing may find fewer options here than with a broker model. Pricing is quote-based and varies by loan program and state, and should be confirmed directly as of 2026.
Best for: Borrowers who already qualify for a standard FHA, VA, or USDA streamline refinance and prioritize a fast close.
6. NFM Lending
NFM Lending is a regional, multi-state direct lender with retail branches concentrated in specific parts of the country. It offers FHA, VA, USDA, and conventional refinance programs, and its notable strength is a set of connections to community and down payment assistance programs that go beyond a standard refinance.
For an underwater borrower whose long-term plan involves rebuilding equity rather than simply lowering a rate, NFM’s community lending relationships can be a meaningful complement to a streamline refinance, potentially opening doors to programs that help with future improvements or additional financing layered on top of the primary loan. That regional focus is also the catch: NFM’s branch footprint is concentrated in certain states, so actual availability and program depth vary by location, and a borrower outside that footprint may find limited local support.
- FHA, VA, USDA, and conventional refinance programs available through one lender
- Retail branches concentrated in specific regions rather than spread evenly nationwide
- Connections to down payment assistance and community lending programs that can support equity-building
- In-house underwriting handled directly by NFM rather than outsourced
Working with NFM typically means connecting with a branch loan officer in the borrower’s region, who evaluates the existing loan type and equity position before recommending a streamline refinance or an alternative program. As with the other direct lenders here, NFM underwrites to its own single shelf of guidelines, so there’s no wholesale shopping across multiple investors within one application. Borrowers outside NFM’s core operating states, or those needing a conventional refinance with no clear program fit, may find its options more limited than a broker model offers. Pricing is quote-based and varies by region and loan program, current as of 2026.
Best for: Borrowers within NFM’s regional footprint who want a direct lender with community program connections.
Matching Your Loan Type to the Right Path
The right starting point depends almost entirely on what kind of loan you already hold. Veterans and active-duty borrowers with an existing VA loan should start with the VA IRRRL route, since it’s designed specifically for rate reduction without a new appraisal. Borrowers with an existing FHA or USDA loan should ask directly about streamline refinance eligibility, since both programs offer a similarly appraisal-light path for qualifying borrowers. Anyone with a conventional underwater loan, or anyone unsure which program actually applies to their situation, is generally better served by talking to a broker who can shop wholesale options that a single-shelf direct lender simply doesn’t have access to.
That’s the gap Duane Buziak’s brokerage is built to close. Ready to experience the award-winning service that earned recognition as VA Broker of the Year and placement among the top 1% of mortgage brokers nationwide? Schedule your no-pressure consultation today and discover how customized financing strategies across Virginia, Florida, Tennessee, and Georgia can help you move forward, with credit-safe inquiries and expert guidance at every step.
