Can I Actually Afford to Buy (or Move) in the Next 12 Months?

Big brands give their biggest discounts to the easiest files. They are built for volume, not nuance. We are built for real life. We shop 200+ lenders and 20 direct banking lines and personally structure your loan, so your deal gets done right and does not fall apart at the last minute.

No. Most of our clients put down 3-5%, and some programs like VA and USDA require zero down. The Affordability Check shows you all your options based on your real financial picture, not outdated myths.

We work with credit scores that other lenders turn away. Instead of a quick no, we'll give you a clear plan to get where you need to be. Many clients have gone from declined to approved in 60 to 90 days.

That's fine. The Affordability Check shows you where you stand today and gives you a clear roadmap for when you are ready. Keith builds your personalized timeline whether that's 3 months or 3 years from now.

A soft pull credit check is a preliminary credit inquiry that does NOT impact your credit score. It gives you and us a snapshot of your credit profile without the hard inquiry that traditional mortgage applications require. This allows you to explore your options freely without any negative effects on your credit.

Down payment requirements vary by loan type. Conventional loans can go as low as 3% down, FHA loans require 3.5%, VA loans offer $0 down for veterans, and USDA loans also offer $0 down for eligible rural properties. I'll help you find the best option for your situation.

Minimum credit scores vary by loan program. FHA loans can work with scores as low as 580 (or 500 with 10% down), conventional loans typically require 620+, and VA loans generally need 580+. Even if your score isn't perfect, I can help you find options and improve your position.

I've closed loans in as little as 6 days! Typically, closings take 15-30 days depending on the complexity of your situation and how quickly we can gather documentation. My streamlined process and responsive communication help ensure fast closings without sacrificing quality.

Pre-qualification is an estimate based on self-reported information. Pre-approval is a verified commitment from a lender based on documented income, assets, and credit. Pre-approval gives you serious buying power and shows sellers you're a qualified buyer ready to close.

Absolutely! Self-employed buyers can qualify for mortgages, though the documentation requirements are different. You'll typically need 2 years of tax returns, profit and loss statements, and possibly bank statements. I specialize in helping self-employed buyers navigate this process successfully.

PMI (Private Mortgage Insurance) is required on conventional loans when you put down less than 20%. You can avoid it by putting 20% down, using a VA loan (no PMI ever), or exploring lender-paid PMI options. I'll help you understand all your options and find the most cost-effective solution.

Buying points means paying upfront to reduce your interest rate. Whether it makes sense depends on how long you plan to stay in the home and your available cash. I'll run the numbers with you to show the break-even point and help you make an informed decision.

Your monthly payment typically includes Principal, Interest, Taxes, and Insurance (PITI). Depending on your loan, it may also include HOA fees, PMI, and other costs. I'll break down every component so you know exactly what you're paying each month.

Yes! Most loan programs allow gift funds from family members for your down payment and closing costs. There are specific documentation requirements, but I'll guide you through the process to ensure everything is properly documented for underwriting.

Typically you'll need: 2 years of tax returns, 2 recent pay stubs, 2 months of bank statements, government-issued ID, and employment verification. Self-employed borrowers may need additional documentation. I'll provide you with a complete checklist customized to your situation.

Yes! Student loans are factored into your debt-to-income ratio, but they don't automatically disqualify you. We'll look at your overall financial picture and find a loan program that works with your student loan situation. Many of my clients successfully buy homes while managing student debt.