First-Time Homebuyers
First-Time Homebuyer Programs
You probably need less cash than you think, and the right plan starts long before you are under contract.
Overview
How I approach it.
One of the biggest misconceptions in mortgage lending is that you need 20% down. Depending on eligibility and the program, minimum down payments can be as low as 0% (VA and USDA), 3% (conventional) or 3.5% (FHA), and down payment assistance programs can reduce the cash needed at closing even further.
Earlier is better. Even if you are months away, an early conversation leaves time to address credit, income, documentation or down payment issues before you are under contract. I look at your full financial picture and, where your situation allows, like to structure a payment that keeps debt-to-income in roughly the 29 to 35% range. The goal is a payment that makes sense long term, not the largest loan a guideline will allow.
Highlights
First-Time Homebuyers at a glance.
Low and no down
VA and USDA at 0%, conventional from 3%, FHA at 3.5%, depending on eligibility.
Down payment assistance
Programs that can reduce what you bring to closing even further.
A plan, not just a letter
I build your pre-approval around a real strategy for your file.
A payment you can live with
Structured for long-term comfort, not maximum approval.
How It Runs
Six steps, with me in every one.
01Initial Conversation & Strategy
I start by understanding your goals, income, assets, credit profile, property, timeline, and anything unusual about the scenario.
02Application & Documentation
We complete your application and I gather the documentation I need to fully understand and evaluate the file.
03Shop Lenders & Programs
With the complete scenario in hand, I compare lenders, products, guidelines and pricing to find where the loan fits best.
04Pre-Approval & Loan Structuring
I determine the best financing strategy and structure the loan properly. This is more than just generating a pre-approval letter.
05Underwriting & Communication
I stay involved through the whole file, work through conditions and issues as they arise, and keep you and your agents informed.
06Clear to Close & Closing
I review the final figures with you, coordinate the remaining pieces, and get the loan across the finish line.
Specialties
Other borrowers I focus on.
Self-Employed & Bank Statement
Qualify on what you actually earn, using bank statements instead of tax returns.
Learn more →Investor & DSCR Loans
Qualify on the property’s rental income and cash flow, including short-term rentals.
Learn more →
