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Solutions

Strategy first.Paperwork second.

№ 001 — Solutions

Three ways we put a mortgage to work: buying, restructuring what you already carry, and financing what you intend to hold. The program comes after the conversation — never before it.

Let’s talk

01

Home Purchase

The number a seller will believe

Pre-approval built on verified income and assets — not a calculator guess. First home, move-up, relocation, or new construction on a builder's clock. We tell you which program is actually yours before you tour a house.

  • 01.1Pre-approval a listing agent will take seriously
  • 01.2Program mapped to your file, not to our margin
  • 01.3Builder and contract timelines tracked to the day

02

Refinancing

Only when the math earns it

Rate and term, cash-out for a renovation or a payoff, shortening the clock, or restructuring mortgage insurance once equity allows. We run the break-even in front of you — and we will tell you plainly when staying put is the better call.

  • 02.1Break-even math before anything is ordered
  • 02.2Cash-out, rate-and-term, and shorter-term options
  • 02.3A straight answer when refinancing does not pay

03

Investment Lending

For the file that has moving parts

Second homes, rentals, and portfolio growth for eligible borrowers — including self-employed and bank-statement income, non-QM structures, lot and construction financing. The complicated files are half our book, not an exception we tolerate.

  • 03.1Second home, rental, and portfolio strategy
  • 03.2Self-employed, bank statement, and non-QM paths
  • 03.3Lot, construction, and bridge scenarios

Loan programs

Four ways in. We’ll name yours.

Most buyers land in one of these four. If your file does not — self-employed, bank statements, new construction, jumbo — say so on the first call. That is half the book.

01

Conventional

Most buyers land here

Down
3–20% down
For
Solid credit, W-2 or documented self-employed income

The workhorse. No government upfront fee. Competitive pricing when credit and reserves are in good shape. Put less than 20% down and PMI is added — we show you what it takes to remove it later.

  • 1.1PMI can be removed once equity and loan conditions are met
  • 1.2Credit, down payment, and term all move the rate
  • 1.3We price the file before you lock anything
02

FHA

First home or rebuilding credit

Down
3.5% down
For
First-time buyers and recovering credit

More room on the credit side in exchange for mortgage insurance on most loans. If another desk already said no, this is often the door that still opens.

  • 2.1Mortgage insurance is the trade for the lower bar
  • 2.2Gift funds for the down payment are often allowed
  • 2.3We will tell you if conventional is cheaper before you choose FHA out of habit
03

VA

If you served

Down
Zero down
For
Eligible veterans, active duty, and surviving spouses

Zero down for eligible borrowers. No monthly mortgage insurance. Strong rates. If you served, we start the file here unless you tell us not to.

  • 3.1Certificate of Eligibility is the first document we pull
  • 3.2Funding fee can often be financed
  • 3.3Residual income is the underwriting test that surprises people — we run it early
04

USDA

Rural & Hill Country

Down
Zero down
For
Income-eligible buyers in qualifying areas

Zero-down financing in more of Central Texas than people expect — not just ranchland. Income and location limits apply. We check the address before you tour.

  • 4.1Eligibility is property location plus household income
  • 4.2Guarantee fee is typically financed
  • 4.3If the house sits just outside the map, we say so the same day

Anything else

If it is not one of the four, call anyway.

Jumbo, non-QM, lot, construction, and bridge files are originated here too. We will tell you if we can do it — and if we cannot, we will say so the same day.

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