Frequently Asked Questions

A bank can only offer you their own loan products. As a mortgage broker, I have access to 150+ lending partners — which means I can shop across multiple lenders to find the best rate, terms, and loan program for your specific situation. Think of me as your personal loan shopper.

In most cases, my compensation is paid by the lender — so there's no direct cost to you. When there are borrower-paid fees, I'll disclose everything upfront before you commit to anything. Transparency is a core part of how I do business.

Absolutely not. While a higher credit score can help you get a lower rate, there are loan programs available for credit scores as low as 500. I specialize in finding the right fit regardless of where your score is today — and I can help you improve it over time.

Yes! I offer DSCR loans that qualify based on the property's rental income rather than your personal income. This is ideal for investors building a portfolio. I also handle conventional investment loans, bridge loans, and fix-and-flip financing.

Most loans close in 21-30 days from application. Some can close faster depending on the loan type and how quickly documentation is provided. I keep you updated at every step so there are never any surprises.

Absolutely. I'm personally licensed in California, Florida, and Texas, and my company — United American Mortgage — is licensed in 31 states. If you're in one of those states, I'll guide you through the entire process and connect you with the right loan through our team. Reach out and I'll let you know exactly how we can help in your state.

Nothing! Our first conversation is casual and pressure-free. I'll ask about your goals and situation, then guide you on what documentation we'll need when you're ready to move forward. Typically that includes pay stubs, tax returns, bank statements, and ID.

A DSCR (Debt Service Coverage Ratio) loan qualifies you based on the rental income of the investment property — not your personal income or employment. It's perfect for investors who want to scale their portfolio without the traditional documentation requirements.

Absolutely. VA loans have a streamlined refinance option called the VA IRRRL (Interest Rate Reduction Refinance Loan) that typically requires minimal documentation and no appraisal. I can also help with VA cash-out refinances.

There are more options than most people realize. VA and USDA loans offer 0% down. FHA loans start at 3.5% down. Conventional loans can go as low as 3% down. I'll help you understand which programs you qualify for and find the sweet spot between down payment and monthly payment.

Pre-qualification is a quick estimate based on what you tell me — no documents, no verification. A pre-approval means I've actually reviewed your income, assets, and credit and run it through underwriting guidelines. When I write a pre-approval letter, it carries weight with listing agents because the work's already been done. That matters in competitive markets.

Yes — this is one of my specialties. Traditional banks often struggle with self-employed borrowers, but I have access to bank statement loan programs that use 12-24 months of deposits instead of tax returns. There are also asset depletion and profit-and-loss statement programs. The key is finding a lender whose guidelines fit your situation, and that's exactly what broker access is for.

Yes, most loan programs allow gift funds from a family member for part or all of your down payment. FHA, VA, and conventional loans each have slightly different rules about who can gift and how it's documented. I'll walk you through exactly what's needed so there aren't any surprises at closing.

Closing costs typically run 2-5% of the purchase price and cover things like the appraisal, title insurance, escrow fees, and lender charges. Because I shop across 150+ lenders, I can often find options with lender credits that offset some of those costs. I'll give you a detailed estimate early in the process so you know exactly what to budget for.

It's more common than people think, and it's not the end of the deal. You have options: renegotiate the purchase price with the seller, make up the difference in cash, challenge the appraisal with comparable sales data, or in some cases walk away. I've helped clients navigate all of these scenarios — we'll figure out the best move together.

Advertised rates assume a perfect scenario — 780+ credit score, 20% down, owner-occupied single-family home. In reality, your rate depends on your credit score, loan-to-value ratio, property type, loan type, and even the state you're buying in. I'll show you your actual rate based on your real numbers, not a marketing headline.

It depends on how long you plan to keep the loan. Buying points means paying upfront to get a lower rate — and there's a break-even point where the monthly savings exceed what you paid. If you're staying in the home 5+ years and don't plan to refinance soon, it can make sense. If not, you're usually better off keeping that cash. I'll run the numbers both ways so you can see exactly what makes sense.

The old rule of thumb was 'refinance if you can drop your rate by 1%' — but it really depends on your goals. Lowering your rate, shortening your term, dropping PMI, or pulling cash out for a renovation can all be good reasons. I look at the total cost of the refi versus the monthly or long-term savings to make sure it actually makes sense for you.

Yes — there are a few ways to do it. A cash-out refinance replaces your current loan with a new, larger one and gives you the difference. A HELOC gives you a revolving credit line without touching your first mortgage. I can go up to 95% combined loan-to-value on HELOCs in some cases. Which option is better depends on your rate, how much you need, and what you're using it for.

With conventional loans, most lenders cap you at 10 financed properties — and many stop at 4. But DSCR loans don't have that limitation because they qualify based on the property's rental income, not your personal debt-to-income ratio. If you're building a portfolio, DSCR is usually the path to scaling past those conventional limits.