Have Any Questions?

Because one lender shouldn’t get to decide your future.

When you work with a mortgage broker, you get options. Instead of being limited to one bank’s guidelines, rates, and fees, a broker shops multiple lenders on your behalf, finding the best fit for your credit, your income, and your homebuying goals.

Here’s what that really means for you:
More loan programs - better chances at a YES
Competitive rates and lower fees - more money stays in your pocket
One point of contact - someone who knows your story, not just your file

From first-time buyers to seasoned homeowners, and especially for Veterans using their well-earned benefits, a broker is your advocate, matchmaker, and guide through the entire process.

Yes. Life happens, and it doesn’t disqualify you from homeownership.

Credit challenges from medical bills, divorce, deployments, job changes, or simply getting back on track are more common than most people realize. What matters is that you’re showing financial stability now and have a history of on-time payments.

There are mortgage programs designed to help buyers with past credit issues:
VA loans: The VA has no minimum credit score requirement
FHA loans: Allow for lower credit scores with a low down payment
Conventional loans: Fannie Mae and Freddie Mac no longer require a minimum score

Even with past challenges, many buyers qualify sooner than expected. Our job is to match you with the lender and loan program that best fits your situation, not force you into a box that doesn’t work for you.

Bottom line: Perfect credit is not required. Homeownership may be more achievable than you think.

There isn’t a one-size-fits-all rule for refinancing. The right time depends on what you want to accomplish, not just the interest rate.

Here are the most common reasons refinancing may make sense:
• Lower your monthly payment with a better rate or different loan term
• Remove mortgage insurance on FHA or Conventional loans once eligible
• Switch from an adjustable to a fixed rate for long-term stability
• Use home equity to pay off higher-interest debt or fund major goals
• Update your loan due to life changes, such as a divorce or adding a spouse
• VA Loan benefit: Using a streamlined VA IRRRL to reduce the rate with minimal paperwork and potentially lower costs

The key is making sure the benefit outweighs the cost — and how long it will take to break even. I run the real numbers so you can clearly see:
1. What your monthly savings will be
2. How quickly you’ll recoup closing costs
3. Whether it truly improves your financial picture

Refinancing shouldn’t be based on guesses or generic rules. It should be based on your goals, your budget, and your timeline.

The interest rate is the cost of borrowing the money.

It directly affects your monthly mortgage payment.

The APR (Annual Percentage Rate) reflects the bigger picture.

It includes the interest rate plus most lender-related costs, shown as one percentage. This helps you compare one loan to another more fairly.

A simple way to think about it:
• Interest Rate = “What is my monthly payment?”
• APR = “What does this loan truly cost me over time?”

APR can look higher because it factors in:
• Certain lender fees
• Discount points (if any)
• Mortgage insurance (depending on the loan)

It’s a common misconception that you need 20% down to buy a home.

While 20% down can reduce your monthly payment and eliminate mortgage insurance sooner, it’s not a requirement for most buyers.

Today’s loan programs allow for much lower down payments:
• VA Loans: 0% down for eligible Veterans, active-duty service members, and surviving spouses
• USDA Loans: 0% down in eligible rural and select suburban areas
• FHA Loans: Minimum 3.5% down
• Conventional Loans: As little as 3% down for qualified buyers

There are also programs available that can help qualified buyers cover part or all of their required down payment. These programs are typically based on income, location, or other eligibility factors, and they’re designed to support responsible buyers who are ready to move forward sooner.

Lender’s title insurance is required on nearly every mortgage.

It protects the lender if a past ownership issue or title defect is ever discovered. This coverage lasts for the life of the loan.

Who pays for it depends on the contract and local customs:
• In some areas, the seller typically pays
• In others, the buyer pays
• It’s ultimately negotiable as part of the purchase agreement

There is also Owner’s Title Insurance, which is optional but highly recommended.

It protects you, the homeowner, from financial loss if a title issue arises later that wasn’t found during the title search. This coverage lasts as long as you own the home.

Both policies are one-time costs paid at closing, but they can protect you from expensive legal or ownership issues in the future.

Mortgage rates can change daily, sometimes multiple times a day.

A rate lock protects you from that volatility.

When you lock your interest rate, your lender guarantees that specific rate for a set period of time (commonly 30–60 days). This means:
• If rates go up after you lock, your rate does not change
• If rates go down, you may be able to adjust depending on the lender’s policies

A rate lock typically happens once you are under contract and your loan is in process. The timing and cost, if any, will depend on the lender and how long you need the lock to last.

Locking a rate gives you peace of mind. You’ll know your payment won’t suddenly increase because of a market change while your loan is moving toward closing.

Most mortgage loans today do not include a prepayment penalty.

That means you can pay extra toward your principal, make lump-sum payments, or even pay off your loan early, without being charged a fee.

Some specialized loan programs or non-QM products may include a penalty, but if that’s the case, it will be fully disclosed up front before you agree to anything.

We review these details with you clearly in advance, so you know exactly what is and isn’t included in your loan terms.

Most home purchases close within 21–45 days, depending on the loan type, appraisal timing, and how quickly documentation is provided. The closing date is built into your purchase contract, so staying on track is important.

Here’s what impacts the timeline:
• How quickly we receive all required documents
• Appraisal scheduling and turn times in your local market
• Title and insurance processing
• Any unique features of the property or loan program

Throughout the process, we stay ahead of each step, communicate what’s needed, and work closely with your to keep everything moving smoothly. If we see anything that could affect closing, we address it early, not at the last minute.

The goal is always the same: a stress-free, on-time closing with keys in hand.

A credit score is a number that reflects how likely you are to repay borrowed money. Lenders use it to help determine eligibility and loan terms when you apply for a mortgage.

Your credit score is based on information in your credit report, including:
• Payment history
• Credit utilization (how much of your available credit is used)
• Length of credit history
• Types of credit accounts
• New credit or recent inquiries

Most credit scores fall between 300 and 850.

Generally, higher scores can lead to better loan options and pricing, but perfect credit is not required to become a homeowner.

Before applying for a mortgage, it’s helpful to review your credit report for accuracy. Even small errors can impact your score and eligibility.

PMI is required on conventional loans when the down payment is less than 20%. It protects the lender if the borrower stops making payments — but it also allows many buyers to purchase a home sooner instead of waiting to save a large down payment.

Helpful things to know:
• PMI can be removed once enough equity is built
• The cost varies based on your credit, loan type, and down payment amount
• It’s typically added to your monthly mortgage payment
• Some lenders offer single-premium or lender-paid PMI options that affect pricing differently

It’s also worth noting:
• VA loans do not have PMI
• FHA loans have their own form of mortgage insurance with different rules

We will show you how PMI affects your payment and your timeline, so you can choose the option that supports your budget and long-term plans.

An appraisal is an independent, professional evaluation of a home’s fair market value. Mortgage lenders use appraisals to ensure the loan amount is appropriate for the property being financed.

A licensed appraiser will review:
• Recent comparable home sales in the area
• The home’s condition, size, and features
• Location and neighborhood characteristics
• Any upgrades or improvements

Most loans do require an appraisal, but not all.

Some borrowers may qualify for an appraisal waiver or an alternative valuation, depending on factors like:

• Loan program
• Down payment or equity position
• Strength of overall credit and financial profile
• Availability of reliable property data in the market

Points, often called discount points, are an optional fee paid at closing to lower your interest rate.

How points are calculated:
• 1 point = 1% of the loan amount
Example: 1 point on a $300,000 loan = $3,000 paid at closing

What points do:
• Lower your interest rate
• Reduce your monthly payment
• Potentially reduce total interest costs over time

When points may make sense:
• You plan to keep the home or loan long enough to benefit from the lower payment
• You want to qualify more comfortably by lowering your debt-to-income ratio
• You prefer long-term payment stability over lower upfront costs

Since points increase closing costs, it’s important to evaluate whether the future savings outweigh the upfront expense. We provide a clear break-even analysis so you can decide confidently if points are the right move for your situation.

Closing is the final step in the homebuying process — when the property officially becomes yours. All remaining documents are signed, funds are sent, and the title is transferred from the seller to the buyer.

Here’s what typically happens:

Before Closing
• You’ll receive a Closing Disclosure (CD) at least 3 days in advance so you can review your final loan terms and closing costs
• You’ll complete a final walk-through to make sure the home’s condition matches what was agreed upon

During Closing
• You’ll sign all required loan and title documents
• Any down payment and closing funds are delivered (usually by wire or cashier’s check)
• The lender sends loan funds to the title company
• Title is recorded in your name

After Closing• You receive the keys and officially take ownership
• Your first mortgage payment date will be provided in your loan documents

Closings are typically handled by a title company or escrow agent. Many closings take about 1 hour, and remote signing options may be available when needed.

Yes. There are mortgage programs specifically designed for investment or rental properties. The requirements are different from a primary residence because lenders consider them a higher-risk asset.

Key differences you can expect:
• Higher down payment (commonly 15%–25% depending on the loan structure)
• Stronger credit profile required since rental income can fluctuate
• Different mortgage insurance rules (if applicable)
• Rental income may be used to help qualify in some cases

For investors who want to scale their portfolio, there are also specialized products such as DSCR (Debt-Service Coverage Ratio) loans, where the focus is on property cash flow rather than personal income.

Whether it’s your first rental or part of a growing real estate strategy, We can help you compare options and choose financing that aligns with your investment goals.