Physician Mortgage Loans: Buying a Home With Student Debt and Little or No Down Payment
High income doesn't always mean a conventional mortgage is easy. Physicians, dentists, and other high-earning professionals often carry six figures of student debt and haven't had years to save a 20% down payment — especially early in residency, fellowship, or a new attending position. Physician loan programs exist specifically for this gap between future earning power and current balance sheet.
What makes physician loans different
Conventional underwriting treats student loan debt and a thin down payment as risk. Physician programs are built around the opposite assumption: that a licensed physician's income trajectory is highly predictable. That typically translates into reduced or no down payment requirements, no private mortgage insurance (PMI) on many programs even with less than 20% down, and more flexible treatment of deferred or income-driven student loan payments in the debt-to-income calculation.
Who qualifies
Sky Capital's physician loan program is generally built for MDs, DOs, and in many cases dentists and other licensed high-income professionals — including residents and fellows, not just attendings. Some programs will close before a new position's start date based on a signed employment contract.
Buying early in your career
One of the biggest advantages is timing. Rather than waiting years to save a full down payment while renting, a physician loan can make it possible to buy at the point your income actually starts reflecting your training — while your student debt is still being repaid.
Not just for physicians
If you're a high-income professional in a different field — law, a licensed trade, or another specialty — ask us directly. Non-QM and bank statement programs often solve the same problem (strong income, light documentation, or unconventional debt) even outside the medical field.
High income but irregular or 1099 pay instead of a W-2 contract? See Bank Statement Loans for a documentation path built around that.
Starting a new position or early in your career?