San Diego’s physician community trains and practices across a genuinely varied hospital landscape. UC San Diego Health operates the county’s only academic Level I trauma center at its roughly 390-bed Hillcrest campus, alongside the 364-bed Jacobs Medical Center in La Jolla, a quaternary care facility with dedicated cancer, cardiovascular, and women’s and infants’ pavilions — combined, UC San Diego Health’s facilities total more than 1,100 beds. Rady Children’s Hospital, a 511-to-520-bed nonprofit pediatric facility staffed by nearly 1,000 physicians, is the region’s only designated pediatric trauma center. Scripps Mercy Hospital, San Diego County’s oldest hospital, operates one of only four Level I trauma centers in the region and handles more than 2,100 trauma cases annually with over 1,300 affiliated physicians. And Naval Medical Center San Diego, known locally as Balboa Hospital, is the largest military hospital on the West Coast and a major teaching facility for military physicians.
That range of systems means San Diego draws incoming residents, fellows, and attending physicians on a wide variety of timelines, often relocating before their first civilian or military paycheck arrives. Physician mortgage programs are built for exactly that gap, particularly relevant in a county where San Diego’s conforming loan limit of $1,104,000 sits below coastal neighborhood medians like La Jolla’s roughly $2.5 million.
Reduced or No Down Payment. Many physician loan programs allow financing with 0-10% down, a meaningful advantage in coastal neighborhoods where standard Jumbo down payments often start at 20%.
No Private Mortgage Insurance (PMI). Physician loans typically waive PMI even with less than 20% down.
Employment Contract as Qualifying Income. For physicians and researchers starting at UC San Diego Health, Rady Children's, Scripps, or Naval Medical Center San Diego before their first pay period, a signed offer letter or contract can qualify in place of pay stubs.
Student Loan Flexibility. Physician loan underwriting typically calculates student loan debt using income-driven repayment terms rather than a standard amortization estimate.
High Loan Amounts Without Standard Jumbo Down Payments. Physician Jumbo programs allow San Diego's above-conforming loan amounts to be financed without the larger down payments a standard Jumbo loan would require.
Coordination With Military Medical Assignments. For physicians serving at Naval Medical Center San Diego, I structure financing timelines around military assignment and PCS schedules alongside standard physician contract underwriting.
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Residents and fellows
For loan amounts within or near San Diego County’s conforming range, offering reduced down payment and no-PMI structures for practicing physicians and eligible professionals.
For San Diego’s above-conforming loan amounts — common in La Jolla, Point Loma, and other coastal neighborhoods near the region’s major hospital systems — combining Jumbo-level financing with physician-specific down payment and student loan treatment.
For physicians building or purchasing new construction in San Diego, combining construction and permanent financing into a single closing, with underwriting that still recognizes an employment contract as qualifying income.
Experience underwriting physician contracts from UC San Diego Health, Rady Children's Hospital, Scripps, and Naval Medical Center San Diego
Comfortable qualifying residents and fellows on contract income before their start date
Physician Jumbo financing structured for San Diego's coastal price points
Student loan documentation handled correctly under income-driven repayment guidelines
Confidential, direct communication from application through closing
Ryan Lehrman, NMLS #235295
Employment verification: A signed offer letter or employment contract, typically effective within 60-90 days of closing
Credit profile: Generally 700+ credit score, though some physician programs allow flexibility for residents with limited credit history
Down payment: As low as 0-10% depending on loan amount and lender program
Debt-to-income: Calculated using income-driven repayment terms for qualifying student loan debt, rather than standard amortization
Initial consultation — We review your contract, start date, and target San Diego neighborhoods.
Pre-approval on contract income — I structure your file using your employment contract, even before your first paycheck.
Property search — You shop with a physician-specific pre-approval letter across coastal or inland San Diego.
Underwriting — I coordinate underwriting around your specific documentation, including student loan and start-date considerations.
Closing — We time closing to align with your start date at your San Diego hospital system.
Yes. Physician loan programs are built to use your signed employment contract as qualifying income, which means we can move forward with pre-approval and time closing around your start date rather than waiting for pay stub history.
Yes. Given that San Diego County's conforming limit is $1,104,000 and many neighborhoods near the region's hospital systems price well above that, Physician Jumbo financing is common here, combining physician-specific down payment terms with above-conforming loan amounts.
It depends on your specific situation, and I review both options directly. VA loans carry no county loan limit for eligible service members, while physician loan programs offer reduced down payments based on contract income — in some cases, comparing the two side by side reveals a clear advantage, and I'll walk you through the numbers for your assignment and timeline.
Ready to finance your San Diego home with a program designed for your career? Let’s talk through your situation.
Originally from Harrisburg, Pennsylvania, I moved to Phoenix to attend Arizona State University and have proudly called Phoenix home ever since.
My journey into the mortgage industry began with a friend’s encouragement, who saw how my energy and people-first mindset could make a difference. He was right — I found my calling.
I’ve always embraced what makes me different. With ADHD as my secret weapon, I thrive in fast-paced, detail-heavy environments. I’ve built my career on clear communication, creative problem-solving, and putting clients first, always.
Outside of work, my greatest motivation is my wife and three amazing kids. I’d be honored to help guide you through your lending journey with care, clarity, and commitment.
