Most loan officers work for a single lender. When that underwriter declines your file, the deal is over. I'm a broker — I move the file instead.
A retail lender has one set of guidelines and one underwriter. A broker has options. Same borrower, same paperwork — a different set of rules.
Tap any program for what it takes and who it fits. Broker access means the list isn't limited to one bank's shelf.
A conventional loan is a mortgage that is not insured by a government agency. It is the most common loan type for borrowers with solid credit, and down payments start as low as 3% for qualifying first-time buyers. With 20% down, conventional borrowers avoid private mortgage insurance entirely — and when PMI is required, it automatically ends once sufficient equity is reached.
An FHA loan is a mortgage insured by the Federal Housing Administration, designed to make homeownership accessible to buyers with smaller down payments or imperfect credit. Down payments can be as low as 3.5% for qualifying borrowers, and credit requirements are more flexible than most conventional programs. FHA loans are a common choice for first-time home buyers, but they are not limited to first-time purchasers — repeat buyers can use them too, as long as the home will be a primary residence.
A VA loan is a mortgage benefit guaranteed by the U.S. Department of Veterans Affairs for eligible veterans, active-duty service members, and certain surviving spouses. Qualifying borrowers can purchase a home with no down payment and no monthly mortgage insurance. VA loans typically offer competitive rates and more flexible underwriting, making them one of the strongest home-financing benefits available to those who served.
A USDA loan is a mortgage backed by the U.S. Department of Agriculture for homes in eligible rural and many suburban areas. Qualifying borrowers can finance 100% of the purchase price — no down payment required. Income limits and property-location rules apply, so the first step is checking whether the home and your household income qualify.
A jumbo loan is a mortgage that exceeds the conforming loan limits set by the Federal Housing Finance Agency. It is the financing tool for higher-priced homes that conventional conforming loans cannot cover. Because jumbo loans are larger, lenders look more closely at credit, reserves, and income — strong documentation is the key to a smooth approval.
A DSCR (Debt Service Coverage Ratio) loan qualifies real-estate investors based on the property's rental income rather than personal income documents. If the property's rent covers its mortgage payment, it can qualify — no tax returns or W-2s required.
An FHA 203(k) loan lets you finance both the purchase (or refinance) of a home and the cost of its renovation in a single mortgage. It is designed for buyers who see potential in a property that needs work. There are two versions: the Limited 203(k) for smaller cosmetic projects and the Standard 203(k) for major structural renovations.
A fixed-rate mortgage keeps the same interest rate — and the same principal-and-interest payment — for the entire life of the loan. It is the most popular mortgage structure in the United States because of its predictability. Common terms are 30, 20, and 15 years: longer terms lower the monthly payment, shorter terms reduce total interest paid.
The 30-year fixed mortgage is America's most popular home loan: one stable rate and payment spread over 30 years for the lowest practical monthly cost on a fixed-rate product.
A 15-year fixed mortgage pays the home off in half the time of a traditional 30-year loan, with a rate that never changes. Borrowers typically receive a lower interest rate than the 30-year equivalent and pay dramatically less total interest.
An adjustable-rate mortgage starts with a fixed interest rate for an initial period — commonly 5, 7, or 10 years — and then adjusts periodically based on market conditions. The initial ARM rate is typically lower than a comparable 30-year fixed rate. ARMs fit borrowers who plan to sell, refinance, or pay off the loan within the initial fixed window.
A reverse mortgage — most commonly the FHA-insured Home Equity Conversion Mortgage (HECM) — lets homeowners aged 62 and older convert part of their home equity into cash, a credit line, or monthly payments, without selling the home or making monthly mortgage payments. The loan is repaid when the homeowner sells, moves out permanently, or passes away. Borrowers remain responsible for property taxes, insurance, and upkeep.
SBA loans are small-business financing programs partially guaranteed by the U.S. Small Business Administration, most commonly the SBA 7(a) for general business needs and the SBA 504 for owner-occupied commercial real estate and equipment.
Texas has first-time buyer and down payment assistance programs that many buyers never hear about. Worth a five-minute call to see if you qualify before ruling anything out.
What does your monthly mortgage payment look like for you? Get an estimate with some basic information.
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A calculator is a starting point, not a quote. For numbers based on your actual credit and today's pricing, I can prepare a personalized estimate — call 254-400-4669.
A mortgage doesn't have to be confusing. I keep the process transparent from pre-approval to closing, so you always know what's done, what's next, and what's needed from you.
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Credit, income, and assets reviewed up front.
Once you have a property.
Documents verified, appraisal ordered.
The lender's final review and approval.
Final figures, signing, and funding.
Having your paperwork ready is the fastest way to a smooth approval. Here is what lenders typically ask for; I'll confirm the exact list for your loan.
Three ways in. If you're not sure which fits, call and we'll figure it out in ten minutes.
Purchase and refinance. Get pre-approved so your offer isn't the slow one on the table — fast turnaround, often the same day.
Start applicationA HELOC lets you borrow against the value you've already built, without touching the rate on your first mortgage.
Apply for a HELOCSelf-employed, investor, past credit event? A decline at one lender isn't a decline everywhere. Worst case, I tell you it won't work.
Call 254-400-4669I was a realtor before I did this. I know exactly what it costs you when financing dies two weeks before closing.
Often same day. Send someone over and I get moving on it right away.
You get me, not a call center queue on a Saturday.
If a file turns, I call you — not your panicking client.
Whether you're buying, refinancing, or were told no somewhere else — a conversation costs you nothing.
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