Frequently asked questions
The questions borrowers actually ask, answered the way I answer them on the phone: straight, specific, and without the sales gloss. If yours isn't here, call or text and I'll answer it for real.
Generally, no. As an independent broker I work with a wide network of wholesale lenders, and my compensation is disclosed to you up front on every loan. Instead of one bank's menu, you get 100+ lenders competing for your loan. My job is to match the option to your scenario, not to sell you a single product.
My compensation is disclosed to you in writing on every loan, and it appears on your official Loan Estimate before you commit to anything. Depending on the loan it is paid by the lender or by the borrower, but either way you see the exact figure up front. There are no surprise line items at closing.
A bank loan officer can offer you that one bank's products, priced off that one bank's guidelines. As an independent broker I take your single application and shop it across 100+ wholesale lenders, then bring back the options that actually fit your scenario. If one lender's box doesn't fit you, I move to the next one instead of saying no.
I am currently licensed in 14 states: Alabama · Arizona · California · Colorado · Idaho · Kansas · Ohio · Oregon · Pennsylvania · Tennessee · Texas · Utah · Washington · Wyoming. Every license, individual and company, can be independently verified at NMLS Consumer Access, and the full list with license types lives on my licensing page.
No. I am based in Orange County, California, but the entire process works by phone, text, and a secure digital application. I work with borrowers in every state where I hold a license, on their schedule, not mine.
There's no single cutoff. Different programs fit different credit profiles, and some are built specifically for borrowers who are rebuilding. Rather than rule yourself out, tell me your situation and I'll tell you which programs realistically fit.
Often, yes. Bank-statement and other non-QM programs let self-employed and 1099 borrowers qualify on cash flow or deposits instead of tax-return AGI. If your business income doesn't fully show up on your returns, this is exactly the kind of file I work in.
Usually, yes. A bank "no" often just means you needed a different lender. It doesn't mean you can't qualify. Banks lend from one rule book; as an independent broker I can take your scenario to 100+ lenders with different guidelines. Credit challenges, a recent job change, jumbo, or a unique property are the situations I work in every day.
Not necessarily. Conventional guidelines impose waiting periods after major credit events, but some non-QM programs will consider a file much sooner, depending on the program and how the rest of your profile looks. The honest answer is scenario-specific: tell me the dates and I'll tell you what's realistic.
Some lenders offer ITIN programs for borrowers without a Social Security number, typically with their own documentation and reserve requirements. Availability varies by lender and by state, so this is one where a five-minute call saves a lot of guessing.
A DSCR (Debt-Service-Coverage-Ratio) loan is for investment properties. It lets the property qualify on its own rental cash flow. Typically no personal income documentation or tax returns, depending on the program. It's a common fit for buy-and-hold investors growing a portfolio.
Instead of tax returns, the lender reviews 12 to 24 months of your actual bank deposits to establish income. These programs are built for business owners and 1099 earners whose returns understate what the business really brings in. The full write-up is on my bank-statement loans page.
Start with a free, no-obligation consultation. Call, text, or apply online. To review your scenario I'll typically look at your ID, income documentation (such as pay stubs or bank statements), and basic property details. From there I'll tell you straight whether, and how, it can work.
A mortgage credit check is a normal inquiry, and its effect on a score is usually small and temporary. Credit scoring models also typically treat multiple mortgage inquiries inside a short shopping window as a single event, so having me shop many lenders does not mean your credit gets pulled over and over.
It depends on the program, the lender, and the property, and I won't pretend otherwise. Some digital processes move quickly; complex files take longer. If you have a hard deadline, lead with it. I shop lenders whose current turn times can actually hit your date.
For most files: government ID, income documentation (pay stubs and W-2s, or bank statements if you're self-employed), recent asset statements, and basic details on the property. Program-specific items come up case by case, and I'll give you one clear list rather than a drip of surprise requests.
Yes. The application is digital, documents upload securely, and most conversations happen by phone or text on your schedule. If you'd rather talk it through before touching a form, that works too. Start however you're comfortable.
FHA is government-insured and tends to be more forgiving on credit history; conventional (conforming) is the standard most borrowers compare everything against. Which one wins depends on your credit profile, the property, and your goals, so I shop both and let the numbers decide. Both have full write-ups on my programs pages.
Non-QM covers loan programs underwritten outside the standard qualified-mortgage box: bank-statement, DSCR, asset-based, ITIN, and recent-credit-event programs. It is not a euphemism for risky lending. It's common-sense underwriting for real situations the standard box doesn't fit.
A HELOC leaves your existing first mortgage untouched and adds a line of credit behind it. A cash-out refinance replaces your first mortgage entirely. Which one makes sense usually comes down to what your current first mortgage looks like and what you need the funds for. My HELOC page walks through the comparison in plain language.
Any loan above the conforming loan limit for the county where the property sits. Limits change annually and vary by county. Above that line, guidelines differ from lender to lender far more than in conforming lending, which is exactly where shopping 100+ lenders earns its keep.
A reverse mortgage (HECM) is for qualifying homeowners 62 and older on a primary residence with sufficient equity. You keep title to your home, and you remain responsible for property taxes, insurance, and upkeep. It's the right tool for some retirements and the wrong tool for others, and my reverse mortgage page gives it to you straight.
Answers are educational, not a credit decision, a prequalification, or an offer to lend. Program availability, guidelines, and pricing vary by lender and by the state where the property is located, and change without notice. Program restrictions apply.
