What we do

Loan Programs

Michael "Mike" Di Lucca is a licensed mortgage loan officer with Canopy Mortgage, LLC, serving homebuyers across North Idaho and Eastern Washington.

Conventional Loans

No FHA insurance, no VA guaranty. Conventional underwriting weighs your credit, income, and down payment on their own terms — I confirm exactly where you land.

FHA Loans

A smaller down payment or a thinner credit file does not rule you out. I will show you precisely where FHA fits — and where it does not.

VA Loans

VA eligibility is only half the qualification. The lender's own underwriting sets the rest — I confirm both before you rely on either.

USDA Rural Home Loans

USDA financing can cover the full purchase price of an eligible property. I confirm eligibility on the specific address before you commit.

Jumbo Loans

Financing above the 2026 conforming limit of $832,750 is jumbo lending, where loan structure carries more weight than rate.

Refinancing

Refinancing is worth doing only when the new numbers outperform the old ones. I run that comparison before you commit to a new loan.

Start with your situation

The right conversation may involve more than one loan program

Mike begins with what you are trying to accomplish, then compares the available paths and their tradeoffs.

Buying a home

  • First-time homebuyers
  • Families moving into a longer-term home
  • Relocation to North Idaho or Eastern Washington
  • Buy-first or sell-first timing

Understanding qualification

  • Self-employed income
  • Cash needed for closing
  • Down payment and reserve planning
  • Credit and debt considerations

Comparing loan structure

  • Conventional, FHA, VA, USDA, and jumbo options
  • Seller credits and lender credits
  • Points and temporary buydowns
  • Monthly payment versus cash on hand

Reviewing home equity

  • Rate-and-term refinancing
  • Cash-out refinance goals
  • Payment and term changes
  • Costs, timing, and break-even comparisons

Program availability and qualification depend on borrower, property, loan, and underwriting requirements.

Next step

Not sure which one fits

Tell us about your situation and we will point you at the right option.

Talk through my options