Getting Started
APR vs. Note Rate
You saw a rate advertised, called about it, and were quoted something different. Two numbers cause all the confusion, and knowing which is which is how you compare lenders honestly.
About 1 minute
We do not just arrange financing. We teach you how it works. Quy and his team give short, straight answers to your mortgage questions and walk you through how the process actually runs, start to finish.
If you only watch one before you talk to any lender, make it this one. It is the difference between comparing offers honestly and getting talked into the wrong one.
You saw a rate advertised, called about it, and were quoted something different. Two numbers cause all the confusion, and knowing which is which is how you compare lenders honestly.
Two people can apply for the same loan on the same day and get different pricing. It is not a trick. Credit score, down payment, and property type move the number, and the rate advertised online is not your rate.
Most people are not turned down because they cannot get a loan. They were pointed at the wrong program. Here is what each one is really for.
Not an opinion, it is math. Strong credit usually points one way, thinner credit or higher debt often points the other. Here is how the mortgage insurance really works on each.
You make good money, your CPA keeps your taxable income low, and a lender says you do not qualify. That is a program problem, not a you problem. Here is the one built for it.
Two tools, and picking the wrong one is expensive. The deciding question is simpler than most people expect, and it starts with the rate you already have.
Land, build, and permanent mortgage in a single closing. And the part most people miss: the lender underwrites your builder as closely as it underwrites you.
When the deal qualifies instead of your tax return.
Rent divided by payment. That is the whole ratio. No tax returns, no W-2s, and you can close in an LLC. Here is what the number has to be, and what happens when it falls short.
Cash flow is one of four ways a rental pays you. Principal paydown, appreciation, and the tax treatment are the other three, and here is the honest condition that has to be true for the math to hold.
The score you check yourself is usually not the score a lender pulls, and the income number that matters is not the one on your pay stub. Here is how both really work.
The number in your credit app and the number a lender pulls are usually different, and it is not an error. Free apps show a consumer score built from one bureau. Mortgage lenders use a different set of FICO models, pull all three bureaus, and qualify you on the middle score. Here is why the gap exists and what to do about it.
Your loan amount is not set by what you earn. It is set by what is left after your monthly debts. Here is how debt-to-income really decides your number, and which debts count.
You have been told not to let anyone pull your credit twice. That advice is out of date. There is a rate-shopping window built into the scoring models, and here is exactly how it works.
The part nobody explains until you are already in it. What the steps are, when your rate is actually protected, and what causes most of the delays.
Six steps from the day you apply to the day you get keys. What each one is for, who is doing the work, and where your file is most likely to sit waiting.
A quote is not a lock. Until your rate is locked, it can move with the market. Here is when a lock actually happens, how long it holds, and what a lock does not protect you from.
Most delays trace back to three things, and all three are avoidable. Here is what they are and what to have ready before you ever need it.
The number on your closing disclosure is bigger than your down payment, and most of the difference is not a fee at all. Here is the breakdown.
Your lender does not set most of the fees on that page. Title, recording, and state charges are set elsewhere. Here is who charges what, and which line items you can actually shop.
A full year of homeowners insurance, a few months of taxes, and prepaid interest. None of it is a fee, all of it is money you would have paid anyway, and it is why closing cash exceeds your down payment.
No application, no credit pull. Send the scenario and get an honest read, even if the answer is not yet.