We offer a range of loan programs intended to meet your needs and provide more solutions—whether you're a first time home buyer or moving up to a forever home. I can help you with conventional, FHA, Veteran, USDA, construction, Investment (DSCR), Bank Statement, Non-QM and a host of Niche and Portfolio loan programs. I will help you identify the right loan program to meet your unique and specific financial objectives

Getting started is simple. Reach out through our contact form or schedule a call—we’ll walk you through the next steps and answer any questions along the way. If you’re ready to go right away and want to start the pre-approval process, simply click “Get Pre-Approved” from the menu and we will get the process started right away with you.

I focus on the people and relationships built through this transaction, not simply a transaction. My business is strictly referral-based. I do not buy leads, pay referral fees, run expensive marketing campaigns or anything of the like. Every new client that I help is the result of a referral and relationship from someone who trusts me. And I take that trust seriously, giving each client the time and attention needed to help guide them through the process. I combine a thoughtful, human-centered approach with clear communication and reliable results. It’s not just what I do—it’s how I do it that sets me apart.

You can Submit your information via the contact page on the website here, or you can call, text or e-mail - whatever is best for you. I try to communicate on the method that works best for you, allowing us to make real connections and build a relationship. I can typically get on the phone the same day or next day to discuss your Dreams and Goals and help you start the process.

Collaborative, honest, and straightforward. We're here to guide the process, bring ideas to the table, and keep things moving. If you want to hear from some of our customers, please feel free to check out my over 350 online reviews!

This a case-by-case question.  Depending on the loan product you are using, lenders will allow between 29%-50% of your pre-tax income towards your total house payment.  Be sure to use the "pay-before-you-buy" strategy that I teach my clients to have certainty that you can afford the payment you are considering.

In many cases, you can buy a home with no money down.  This is largely a feature of your credit, though.  Oftentimes, the lower a credit score, the harder it is to qualify for zero down payment options.  Conventional loan programs require as little as 3%-5% depending on if you have owned a home before.  FHA loans require only 3.5% down and VA and USDA loans require no down payment.  We also have a suite of portfolio loans which can allow no-and-low down payment options to well-qualified buyers even over $1,000,000 purchase prices.

For more on this topic, read my blog article here:

https://www.brian4homeloans.com/blog/do-you-really-need-20-down-to-buy-a-home

In general, a prequalification is when the lender takes the information you provide without verification of documentation.  Sometimes a prequalification involves a credit check and other times does not.  A pre-approval is where a lender obtains a complete application from the borrower, documentation for income, employment, assets and credit, and also runs the loan scenario through an automated underwriting tool - commonly referred to as DU (Desktop Underwriter) or LPA (Loan Prospect Advisor).

For more on this topic, read my blog article here:

https://www.brian4homeloans.com/blog/what-is-the-difference-between-pre-qualification-and-a-pre-approval

FHA loans are government-insured loans (similarly to VA and USDA) where the lender is insured by the government against losses.  Buyers still pay insurance or guarantee premiums on these products, but the backing is by the government.  The purpose of government loans is to expand credit options to borrowers who do not meet standard conventional guidelines.  Conventional loans are typically backed by Fannie Mae and Freddie Mac, but if there is less than a 20% down payment, there is private mortgage insurance (not backed by the government).  Conventional loans are typically more flexible in the types of properties they can finance, whereas government (FHA) loans are typically more flexible on the buyer's credit profile.

There are numerous factors which impact a borrowers' interest rate, including: credit score, down payment, income level, debt-to-income ratios, property type, property usage, prior homeownership history and the type of financing being used.

For more information, please read my blog article here:

https://www.brian4homeloans.com/blog/how-do-mortgage-rates-actually-work-and-why-yours-is-likely-different

This is a very broad question which often requires a personalized approach.  The decision to pay points comes down to length of expected stay in the home (and loan!) current market conditions, affordability and the return on investment - IE: how long does it take to save the money that you had to put forward to purchase the lower rate through points?

Read more here: https://www.brian4homeloans.com/blog/should-you-buy-down-your-mortgage-rate-when-paying-points-makes-senseand-when-it-doesnt

A non-QM or portfolio loan is one that does not meet the standardized definitions of conventional or government financing.  These programs are outside of the traditional credit box, which usually do not follow the same guidelines set forth by the government where the lender is verifying repayment, or calculating information, on a non-traditional manner.  The term "QM" stands for Qualified Mortgage, which is the standardized government-regulated mortgage lending regulations and practices.

There are many things that go into closing costs, including your purchase price, loan amount, state and county you are purchasing in and also the type of property.  In most cases, I suggest clients be prepared to pay 2%-5% of the purchase price in closing costs, although this is not a fixed number.  Many closing costs are fixed regardless of the transaction size, and others are based on the size of the loan or home price.  For instance, if you were paying for an $800 appraisal on a $100,000 home, that is a much different percentage of the same $800 on an $800,000 home.

For more information on this topic, please see my blog article:

https://www.brian4homeloans.com/blog/how-much-are-closing-costs-when-buying-a-home

In most cases, yes this is possible.  Each loan program has its own limits on this, which we call IPC's, or, Interested Party Contributions.  This is set based on the loan program and structure, so consult your loan officer for your specific options in this case.

This is a very person-by-person specific question.  This comes down to both your affordability, as well as what that money is doing for you if you do not put it down.  For instance, if you are earning 10% interest on your investments and considering a larger down payment on a loan at a 6.75% interest rate, you will be losing interest income relative to interest payments.  There is a balance to be found between monthly payment affordability and also preserving liquidity for reserves in the event of unexpected financial situations arising in the future.

Read more here: https://www.brian4homeloans.com/blog/should-you-put-more-money-down-or-keep-the-cash

In many cases, yes!  There are many ways that this can be accomplished, and a few are: if you can qualify for both payments, you can buy the new home and sell the other one after closing.  You can also potentially use a bridge loan, or also explore a HELOC (Home Equity Line of Credit) on your departing residence to use as a down payment on the new property.  Depending on your financial position, sometimes a departing residence must be sold prior to purchase, but this is not always a one-size-fits-all answer.

There are a lot of loan programs specifically for self-employed borrowers.  Lenders will take varying degrees of risk when it comes to self-employed borrowers, so my suggestion is to work with your lender to explore all options.  The price (rate) of your loan often comes down to the risk the lender is assuming with non-traditional documentation.  I suggest each borrower explore their own balance of flexibility in financing and also obtaining the most reasonable terms for their unique scenario.

Given the offer letter outlines the necessary information for a lender to have clarity on your new income source, yes!  There are some guidelines and restrictions around this and the offer letter must include the needed verbiage, timing and details, but we are relocation experts and have done this many times.  In many cases, we have helped people buy and close on a home before they have even started a new job.

As long as you have a satisfactory payment history with your previous VA loans, yes!  You can use them multiple times, and even in some cases you can have more than one VA loan out at a time, although this is a specific niche and you should consult your loan officer about this and ensure they are savvy with the requirements and guidelines surrounding this.

A construction-to-permanent mortgage is a new and more efficient way to build your home.,  These are often referred to as a "single close loan" where you use one loan to acquire or pay off the land, finance the construction of your new home, and then it automatically converts into your 30-year fixed rate end loan once all is said and done.

To read more about this topic, please see my blog here:

https://www.brian4homeloans.com/blog/how-does-a-construction-loan-work