Mortgage Resource Center

Affordability depends on income, debts, down payment, taxes/insurance, and the rate environment. We’ll model options (including buydowns/seller credits) and show break-even timelines. Try the Mortgage Calculator, then ask for a custom affordability plan.

Pre-qualification is an estimate; pre-approval verifies docs/credit. We pre-underwrite when possible to avoid surprises and win offers. Back to top or start yours.

Even small rate moves shift payment and qualifying power. We compare permanent vs. temporary buydowns and second-lien blends to keep costs predictable. For context, see weekly rate trends (then get a tailored quote). Private rate review.

Zero down exists for VA/USDA (eligibility required). Conventional from 3–5%+, FHA 3.5%+. We layer allowable credits and DPA when available. Explore Loan Options and ask for a minimal-cash map.

Baseline one-unit is $806,500 (higher in certain areas/territories). We’ll confirm your county/occupancy and compare to Jumbo. Jumbo details or check your limit.

Debt-to-income (DTI) ratios drive approvals/pricing. We optimize by timing payoffs, restructuring debts, and using compensating factors where permitted. DTI optimization.

Loan-to-value = loan amount ÷ property value. LTV shapes MI requirements and pricing. We’ll design MI or piggybacks to hit better brackets. Second Mortgage • HELOC.

Un-sourced large deposits can delay underwriting. We’ll guide acceptable paper trails or timing. Ask for a deposit checklist.

Purchases often close in ~21–35 days with proactive docs/appraisal/title. We front-load reviews to hit tight deadlines. Share your timeline.

Often yes—especially with VA/FHA manual underwrites where residual income and compensating factors matter. We specialize in second-look approvals. Request a private review.

Points (prepaid interest) lower your rate. They make sense when break-even beats your expected timeframe. We’ll model points vs. buydowns. See your break-even.

Principal, interest, taxes, insurance, plus MI/HOA when applicable. We’ll map true “all-in” cost. Estimate payment.

Depends on program/investor overlays. Because we’re lender + broker, we find paths when others can’t—especially for VA with no universal minimum score from the program itself. Check options.

Most programs allow seller credits within caps. We design credits toward fees or buydowns for maximum impact. See our process.

Yes, with eligible donors and documentation. We’ll provide templates and exact proofs needed. Get the gift-fund letter.

ID, pay stubs (30 days), W-2/1099 (2 years), asset statements (2 months), and full mortgage/loan statements. Self-employed may need returns and YTD P&L. Back to top or request a doc list.

Pricing, MI, reserves, and guidelines change with occupancy. We’ll structure correctly—misrepresenting occupancy is mortgage fraud. Ask privately.

It depends on pay type/history. Salary-to-salary moves are often fine; commission/variable pay changes require more review. Tell us your scenario.

Compare all-in APR, pricing credits, fees, lock policies, and execution speed. Our hybrid model lets us price across channels without junk fees. Side-by-side quote.

We can re-work LTV/MI, renegotiate, explore second-lien blends, or re-review comps where warranted. Appraisal strategy review.

First-time buyers and certain income/area programs. We’ll check caps and compare to FHA/USDA. Conventional Loans.

Borrower-paid monthly, single-premium, split, or lender-paid MI options exist. We’ll plan removal as equity grows. MI removal plan.

Often with a 24-month history and stability. We’ll calculate averages correctly. Back to top.

Budget/reserves/insurance and litigation matter. We pre-screen condo docs to avoid delays. Condo review.

Yes, with program-specific LTV/MI and reserve rules. Rental income may offset payment with proper docs. Multi-unit plan.

Automated systems may waive the appraisal for strong files; conditions apply. We’ll check eligibility. Check waiver.

Possibly with adequate equity and investor rules—pricing can change. We’ll quantify tradeoffs. Escrow analysis.

Loan-Level Price Adjustments consider LTV, credit, occupancy, etc. We structure files to reduce LLPAs. Pricing tune-up.

Yes—piggybacks reduce first-lien size and may improve pricing. Learn more.

We’ll explore debts to pay/close, MI structures, and income add-backs to get you across the finish line. DTI rescue.

Lower scores/higher DTI scenarios often price better with FHA’s 3.5% down and manual-UW flexibility. FHA Loans.

Manual reviews allow compensating factors when AUS is limited. We’re experienced with manual-UW paths. Ask about manual-UW.

Waiting periods apply; documented extenuating circumstances may help. We’ll verify timeline and re-established credit. Back to top.

Up-front MIP + annual MIP. We compare FHA MIP vs. Conventional MI and removal strategies. FHA vs. Conv report.

Yes, with eligible donors and proper sourcing. We provide exact doc templates. Gift guide.

Often yes on FHA—helpful for qualifying. We’ll map impacts on DTI and reserves. Co-borrower review.

Yes—limited and standard 203(k) exist for renovations; timelines and contractor docs matter. 203(k) checklist.

Project/spot approvals have specific rules. We’ll pre-review to avoid stumbles. Condo check.

Seller credits/lender credits allowed within limits; true “roll-in” is limited on purchases. We’ll maximize credits legally. Credit map.

FHA follows Handbook rules for stability/continuance. We’ll align pay types and history correctly. Back to top.

Investor overlays on credit, reserves, property types, and docs. Our lender/broker model lets us shop multiple investors for fit. Jumbo loans.

Often yes on Jumbo with stricter requirements. We’ll show lifetime cost comparisons. Compare IO vs. fixed.

Varies by investor/occupancy/LTV. We’ll map exact reserve tiers up front. Reserve plan.

Yes in some cases; we’ll compare structure and prepayment flexibility. HELOC • Second.

Usually—reserve studies/budgets/insurance get more scrutiny. We pre-flight the file. Condo+Jumbo review.

Loans outside agency boxes: bank-statement, DSCR, ITIN, asset-depletion, etc. We routinely place Non-QM others won’t. Non-QM.

Income is derived from deposits over a look-back period; LTV/score/reserves apply. We’ll match investor rules to your profile. Bank-statement review.

Typically no; underwriting focuses on property cash flow vs. payment. We’ll target DSCR thresholds and leverage. Back to top.

Some Non-QM programs allow it with specific visas/docs/down payments. We’ll outline exact criteria. Foreign national options.

They can be; terms vary. We’ll quantify cost vs. flexibility before you choose. Term comparison.

USDA targets eligible rural areas with household income caps; when eligible, 0% down is common. We confirm property and income. USDA Loans • Eligibility check.

USDA counts income of certain household members even if not on the loan. We’ll reconcile “qualifying” vs. “household” income. Income review.

USDA’s map defines eligible tracts; many suburbs qualify. We’ll check addresses for you. Address check.

No, but you generally can’t own suitable housing in the area. Back to top.

Seller/lender credits allowed within limits; appraised value can allow financing certain costs when value supports it. Cost-to-close plan.

USDA follows similar safety/soundness standards; we prep the file to clear common snags. Appraisal prep.

State-level USDA turn times vary; we monitor and time submissions to keep closings on track. Timeline review.

Sometimes—when layered within program rules. We confirm stackability. Loan Options.

Under specific conditions (age, foundation, certifications). We’ll verify before you write offers. Eligibility screen.

Streamlined/streamlined-assist options may exist; we’ll check benefit tests and payment reduction. Refi check.

VA doesn’t impose a universal minimum; many lenders add overlays. We’re known for no-overlay VA approaches, including manual underwrites. VA page.

Often yes—strong residual income, solid housing history, and credible explanations matter. We help craft tight, fact-based LOEs. Private review.

A Certificate of Eligibility shows your VA entitlement. We typically retrieve it for you. COE help.

Yes, with remaining entitlement and local limits. We calculate how much entitlement is left. Entitlement calc.

Usually yes; exemptions apply for eligible disabilities and some surviving spouses. We’ll confirm status. Confirm exemption.

Yes within VA concession limits; we design credit allocation and compare temporary vs. permanent buydowns. Back to top.

VA’s Minimum Property Requirements (MPRs) focus on safety/soundness. We prep the file to avoid re-inspections. MPR prep.

VA renovation/one-time-close options exist via select channels; we’ll confirm availability and timelines. VA build/reno options.

We align occupancy timing, BAH, and residual-income tests to PCS realities. PCS game plan.

Yes (2–4 units) when you occupy one unit and meet residual income/underwriting. Multi-unit VA plan.

Possible with investor/insurer rules and certifications; we confirm feasibility before offers. Eligibility check.

Assumptions are possible with servicer/VA approval; timelines vary. We’ll outline pros/cons. Assumption consult.

Yes, but entitlement/pricing changes may apply. We’ll map the structure. Co-borrower strategy.

We can still structure approvals with remaining entitlement and down payment as needed. Back to top.

Generally not, but reserves are a strong compensating factor—especially on manual underwrites. Comp factors review.

With clean docs and appraisal timing, we routinely meet competitive timelines. Deadline plan.

Yes when structured within VA rules and concession caps. We’ll quantify savings and recapture. Buydown map.

IRRRLs (streamlines) often waive appraisal/income docs; benefit tests apply. IRRRL check.

Overlays, thin credit, and DTI hiccups. We counter with residual-income strength, housing history, reserves, and precise LOEs. Second-look review.

Yes. We specialize in approvals others won’t attempt—especially VA manual underwrites. Start a private review.

Rate/payment reduction, MI removal, debt consolidation, or cash-out for projects. We model break-even and exit strategies. Refinance.

Depends on rate gap, loan size, and payoff horizon. We’ll compare HELOC/closed-end second vs. cash-out refi. HELOC • Second.

Replacing your current mortgage with a larger one to tap equity; LTV, credit, and pricing caps apply. Cash-out analysis.

Typically yes; some products offer fixed-rate options for portions/segments. We design draw/repayment strategies. Back to top.

Often yes, subject to investor/insurer rules and CLTV caps. We’ll check stackability. CLTV review.

Sometimes—piggybacks can beat MI at certain LTVs. We model cost over your time horizon. Piggyback vs. MI.

Benefit tests/seasoning vary by loan type and occupancy. We’ll confirm timelines. Seasoning check.

Inquiries may cause a small, temporary dip. Rate-shopping within a window is typically treated as one inquiry. Credit strategy.

Conventional MI can fall off at certain LTV milestones; FHA MIP removal is more limited—refi may help. MI removal plan.

Title, escrow, lender, recording, and any points. We show no-point vs. point options and true APR. Fee breakdown.

Yes—cash-out or HELOC/second strategies can reduce monthly outflow. We map savings and discipline plans. Back to top.

Yes, with income verification appropriate to the product; we’ll prep docs to pass underwriting. Self-employed HELOC.

For eligible seniors, a HECM can unlock equity without a monthly mortgage payment (taxes/insurance/HOA must still be paid). Reverse consult.

It depends on LTV and product; alternatives include seconds or waiting for equity recovery. We’ll outline paths. Equity plan.

Yes—with a HELOC or closed-end second (keep first intact). We’ll compare total cost and flexibility. Blend strategy.

Commonly during draw; repayment becomes principal+interest. We design a sustainable payoff plan. Back to top.

Some products offer fixed-rate conversion of segments. We’ll confirm availability and fees. Segment options.

Consult your tax advisor. We’ll model scenarios so you can discuss specifics with a professional. Scenario modeling.

We’ll check break-even vs. your timeline and may favor temporary buydowns or seconds instead. Short-horizon plan.

We specialize in situations others avoid; as a hybrid lender/broker, we have more channels to evaluate. Second-look refi/HELOC.