The great minds of the mortgage market continue to work overtime, coming up with fresh ideas in an effort to reach more would-be homebuyers.

Pilot programs like these don’t always prove worthwhile; in fact, some never make it beyond the testing stage. But they show the lengths to which lenders are willing to go for new buyers.

Below are some of the latest offerings from the mortgage world.

-- Mortgage giant Fannie Mae is looking at a way to help people build their own homes. In what’s known as construction-to-permanent (C2P) financing, buyers get a construction loan to build a house, and when the place is complete, the loan converts to a permanent mortgage. But Fannie Mae doesn’t purchase C2P loans from lenders until they convert to permanent status, and some lenders won’t make them because they have to keep them on their books until they change status.

Under the pilot, which still needs to be approved by federal regulators, the company would buy the loan on Day 1 of construction.

-- San Diego’s Guild Mortgage is looking at a 1-percent-down mortgage in which the lender provides a 2 percent grant and the buyer puts up the other 1 percent. Guild is also trying to develop a shared equity program with both Fannie Mae and Freddie Mac, Fannie’s chief secondary market competitor.

-- New Penn Financial of Pennsylvania has joined with Home Partners of America (HP) to offer financing to purchasers participating in Home Partner’s lease-purchase program. It is the first time HP has worked with a lender to back renters who want to buy their houses.

-- Eagle Home Mortgage, the lending arm of national home builder Lennar, went to Fannie Mae with an idea for helping would-be new homebuyers deal with their student debt. Now, Fannie has expanded the pilot to nine other lenders. Under Eagle’s plan, Lennar contributes up to 3 percent of the purchase price to pay down school loans incurred while attending universities, community colleges, trade schools and other certificate-granting programs. However, buyers whose parents took out loans to finance their educations don’t qualify.

-- Some states are passing laws that allow aspiring homeowners to create down payment savings accounts similar to the popular 529 college savings plans. Montana, Virginia, Colorado, Mississippi, Iowa and Minnesota now allow would-be buyers to open tax-free savings accounts. And Pennsylvania, New York, Oregon, Oklahoma, Maryland, Utah and Louisiana are moving to do the same.

Each program has its own subtleties and limits, but according to National Association of Realtors’ (NAR) figures, the Mississippi law could encourage 7,000 first-time buyers to enter the market over the next five years. NAR’s Oregon affiliate says if the bill passes there, 3,200 renters could become owners over the next five years.

-- Michigan’s Flagstar Bank recently rolled out a zero-down-payment program in which the company will gift the required 3 percent down payment, plus up to $3,500 toward closing costs. There is no obligation to repay the down payment money, but borrowers will have to qualify under income guidelines and buy homes in qualifying geographical areas.

-- Angel Oak Mortgage of Atlanta recently rolled out a new program for “just-missed” borrowers: those who don’t quite qualify under Fannie’s and Freddie’s guidelines. The Platinum Program features rates starting around 4 percent. Loan amounts can range from $150,000 to $3 million, with a credit score of at least 660.

-- Citadel Servicing Co. in California has come up with a loan for which buyers qualify with just a verification-of-employment document. Applicants need two years of continuous employment, plus a voice verification of employment on the day the loan closes. They must also confirm they have enough money on hand for at least a 25 percent down payment, though no other proof of income is necessary. The program is open to borrowers with a minimum 650 credit score and is good for loan amounts between $250,000 and $3 million.

-- Guaranteed Rate just launched the “Flex Power” product for loans up to $3 million ($2 million for condos). It requires as little as 10 percent down, with no private mortgage insurance, and interest-only payments are an option if the borrower boosts the down payment to 15 percent.

-- San Diego’s Credit Data Solutions has a new web-based tool called PreQual, which uses only a would-be borrower’s name and address to pull a single-bureau credit score and report. PreQual is considered soft research, meaning it won’t impact your credit score. But it cannot be used for an application for credit; your eventual lender will need to order a full-blown “hard-inquiry” credit score and report. Warning, though: Once you make a PreQual request, the lender is notified and you will receive a follow-up call, especially if you make the grade.

-- Value Insured’s down payment protection policy, now being offered by several lenders, reimburses borrowers for the full amount of their down payments -- up to 20 percent of the purchase price -- should they have to sell their homes because the market turns south. It is a lender-paid service, which may add dollars to your loan amount and result in a higher monthly payment.

“Churning” is a four-letter word in the mortgage business.

The term refers to aggressive lending practices. The most common churning scenario: Soon after a buyer closes on a home, rival lenders offer to refinance the mortgage. The poachers offer the unsuspecting borrower a lower interest rate, but they have to pay closing costs all over again, and perhaps some additional fees -- so there is little or no real savings. In some cases, the new loan could even be more costly than the old one, even with the lower rate.

Churning seems to be on the rise lately. With a continued decline in people applying for home loans, some lenders are tripping over themselves to snatch away other lenders’ clients.

Just last fall, the government took steps to stop lenders from going after veterans and servicemen and women who have used their housing entitlements to purchase homes with loans backed by the Veterans Administration (VA).

According to the San Antonio Express-News, one Air Force veteran hadn’t even finished unpacking in his new Texas home when he received his first call from a lender about refinancing.

The refi schemes have brought howls of foul play from the original lenders, who were counting on the loans being on their books at least long enough to recoup their cost to make the loan and perhaps earn a profit. And it caught the attention of muckraking Sen. Elizabeth Warren, D-Mass., among others. In a September letter to Ginnie Mae, the principal financing arm for government loans, Warren demanded the agency put a stop to lenders “aggressively marketing VA refinance mortgages that benefit them but harm veterans and the American taxpayers.”

In response to the letter, Ginnie Mae -- which packages government loans into securities for sale to investors in much the same way Fannie Mae and Freddie Mac do with conventional loans -- said it had restricted how often a lender is permitted to place a mortgage to the same borrower whose initial mortgage is in a Ginnie Mae loan bond.

The agency also said it would closely track how quickly certain lenders refinance VA borrowers and the rates they charge. If lenders refinance borrowers too quickly, or if they charge rates that are more than 1.5 percentage points above the market, they may face penalties.

But Joseph Murin, who was Ginnie Mae’s president under both Presidents Bush and Obama during the first years of the housing crisis (2008-09), says he doesn’t think the agency has gone far enough to stop the practice. Murin, who is now chairman emeritus of Maryland-based NewDay USA, says the moratorium placed on refinancing should be 12 months, not the current six. Murin claims NewDay is losing some loans as soon as 30 days after they close -- something he says is previously unheard of.

As he sees it, too many lenders are “pilfering” refi loans as a “back-door means to survival” when they could shift their focus to making new loans to new borrowers.

But pressuring VA borrowers into refinancing isn’t the only kind of churning. In some cases, wholesale lenders are stealing customers from mortgage brokers.

Wholesale lenders don’t make loans directly. Rather, they originate loans through a huge network of mortgage brokers, who help borrowers choose a loan they like, fill out all the paperwork and then send the package off to one wholesaler or another. Sometimes, brokers actually close the loan and then deliver it to the wholesaler.

The system works well: Brokers do all the legwork, and borrowers get a lender of their choice. But in some cases, wholesalers jump to refinance the broker’s customers shortly after they close on the original mortgage.

The practice has been going on for years, according to Anthony Casa of Garden State Home Loans in New Jersey. But now, a group calling itself BRAWL -- Brokers Rallying Against Whole-tail Lending -- is calling out the bad guys. (The group coined the term “whole-tail” to refer to shady companies straddling the line between wholesale and retail.)

“Mortgage brokers have known about whole-tailers’ shady tactics for years, but we just didn’t have a voice before,” says Casa, a founding member of BRAWL. “We’re speaking up now.” The Jersey broker says his colleagues are “the ones handing buyers the keys,” but then underhanded wholesalers are “stealing our customers.”

BRAWL seeks to out “lenders who appear to offer both wholesale and retail services, when the truth is that their wholesale divisions exist for one reason only: to feed their retail machines.” In an open letter to the broker community, the group asks members to “pledge to partner only with true wholesale lenders until the whole-tailers put an end to their selfish and greedy ways.”

The third form of churning is called “trigger leads,” which are leads sold by the national credit repositories to lenders on a daily basis.

Every time a would-be borrower’s credit record is pulled by a lender, the credit agencies package the request with others as potential leads and peddle them to other loan originators based on the specific types of consumers that fit their lending parameters.

Then, the would-be borrower is inundated with other loan offers, ostensibly so they can compare the poachers’ products against the original quote. According to the National Credit Reporting Association (NCRA), some lenders who use trigger leads lie about how they know the borrower has applied for a mortgage, and some flaunt the rules by using deceptive practices to persuade the consumer to take a loan with their companies.

Uncle Sam’s official position on the practice is that it’s good for consumers because it promotes competition. But original lenders don’t like it, and sometimes, neither do the borrowers.

Terry Clemans, NCRA’s executive director, says trigger leads are basically pre-screened offers of credit, similar to the “pre-approved” credit card offers that fill your mailbox. “Opting out is the only current way for consumers to avoid being part of the trigger lead program and exercise their rights to cease any type of pre-approved offers,” he says.

What will houses look like, and live like, a decade from now?

New Atlas (formerly Gizmag), a science and technology website, recently put that question to Morris Miselowski, a self-described “futurist and transformation provocateur.”

As you might expect, Miselowski says technology will be a big driver, permeating practically every corner of our lives. But he sees a number of other trends that will have taken hold a decade from now, including multifunctional furniture, structures designed to accommodate three generations under a single roof, and houses that monitor our health.

These predictions aren’t exactly off-the-wall. Indeed, some aspects have already taken hold. But some of what Miselowski sees coming is rather far out.

For example, he suggests that there will be a major focus on smart surfaces that reduce the amount of work you have to do around the home. He sees such things as self-cleaning cutlery and china, as well as surfaces that tell you when it’s time for a deep clean. He also suggests that windows will be cleaned robotically (as some floors already are).

Miselowski also predicts that floor plans will continue to shrink, and that the typical house won’t be able to accommodate much furniture. Pieces will have to serve more than one purpose. As an example, he mentioned a relatively new robotic furniture system called Ori, which contains a bed, table, bookshelf and other pieces.

Engineered in Massachusetts, the Ori system can be reconfigured instantly, making your space feel substantially larger than it actually is. For what it’s worth, Ori takes its name from “origami,” the Japanese art of folding paper to create beautiful objects.

For the rental market, Miselowski notes the coming trend of rental properties including furniture. He explains that people will be even more transient than they are today -- willing to move on short notice, but unable to easily transport big pieces. Therefore, large pieces of furniture like sofas and beds will often come with the property you rent, he says. And as a result, people will be “investing in transportable pieces, such as unique artwork and handcrafted soft furnishings that stamp our personality on the spaces we inhabit.”

Here’s what Miselowski has to say about the multi-generational trend: As property and child care costs continue to rise, more houses will be designed to accommodate three generations living under one roof, with such features as two or more living spaces, a separate kitchenette and a large communal space where all the generations can gather together.

Other houses will feature flexible floor plans with walls that can be moved easily, adapting to occupants’ changing needs throughout the day.

Regarding technology, Miselowski says it will play an ever-increasing part in our lives. A decade from now, he says, “intuitive devices that do the thinking for us will be the norm.” Consider this scenario: “You’ll walk through the door and your home will automatically create a customized environment to suit your needs, including setting the perfect temperature, opening the blinds and suggesting what to have for dinner based on what’s in the fridge.”

Even better, in-home technology will be more seamlessly integrated. Wi-Fi, he points out, has already begun to be integrated into the walls of new builds, giving occupants perfect connectivity anywhere inside.

Technology will have its greatest impact in the kitchen, Miselowki says. “In 10 years’ time, it will be a multipurpose space that shifts smoothly between cooking, dining and entertaining,” he says.

Countertops will come into their own. No longer static objects, the average kitchen counter will perform myriad functions a decade from now: “Touch the surface and it will transform from prep area to induction cooktop or technology station,” the futurist says. “It will perform time-saving tasks, too, such as measuring ingredients and choosing the correct cooking temperatures. The kitchen will be a fully connected space that can monitor the progress of your cooking, connect to social media to discover what your guests like to eat, and tell you whether the milk in the fridge is still fresh.”

Finally, Miselowski notes that attitudes toward property ownership are changing. For baby boomers, owning a home was a sign of success. But their children aren’t so interested. They’ll be long-term renters and lead a more nomadic lifestyle, “happy to pack up their lives and accept that job on the other side of the world.”

The trends of downsizing and moving closer to the city will continue, particularly among boomers. Consequently, he predicts an increase in compact, four- to six-story, inner-city dwellings near public transportation. These homes, he says, will be in mixed-purpose builds, often above shops and cafes.

“There was once a real stigma attached to living in the flat above the shop, so this just proves how much our attitudes have changed in a generation or two,” he says.