The process
Seven steps, and who does what in each
Most mortgage process diagrams are decorative. This one lists what you actually have to do and what you actually get, step by step, including the steps where nothing appears to be happening.
Timelines are deliberately absent. The part I control is fast; the part waiting on a third party is not, and a marketing number here would be a promise this demonstration cannot keep.
01
A conversation, not a form
Fifteen minutes on the telephone. How you get paid, roughly what you earn, what you want to buy and when. No documents, no application, no credit pull. At the end of it you know which routes are open to you and roughly what each costs.
What you do
Nothing. Just talk.
What you get
Tell you honestly if you do not need a specialist.
02
Twelve months of deposits
If a statement route looks right, I want the statements before anything else — all pages, business account, twelve or twenty-four months. I add them up, strip the transfers and tell you the number. This is the step that decides the file.
What you do
Bank statements. All pages, including the blank ones.
What you get
The arithmetic, written out so you can check it.
03
Pick the route and the window
Twelve months or twenty-four. Business account or personal. Statements or a prepared P&L. Depletion instead. Each produces a different qualifying income from the same life, and we choose deliberately rather than by accident.
What you do
A decision, once you have seen both numbers.
What you get
Both numbers, side by side.
04
Match the file to a lender
This is where a broker earns their keep. Two lenders will read identical deposits and reach different answers, and the expense factor gap between them is usually worth more than an eighth of rate.
What you do
Patience for a day or two.
What you get
A shortlist, with what each one costs and why.
05
Price the insurance early
On a Gulf South property this is not an administrative detail; it is frequently the number that decides the deal. We get a quote before anyone is emotionally committed to a house.
What you do
The address, as soon as you have one.
What you get
A realistic total payment, not a rate.
06
Submit, and then chase
The application goes in with the documents already reconciled, because surprises found by an underwriter cost a week and surprises found by me cost an afternoon. Then I chase, and you hear from me whether or not there is news.
What you do
Whatever conditions come back, quickly.
What you get
A status update even on the days nothing moved.
07
Close, and plan the exit
If this was a non-QM loan, the last conversation is about how you get out of it — what your returns need to look like in two years, and making sure there is no prepayment penalty that would punish exactly that plan.
What you do
A note in your calendar for two years out.
What you get
The plan, in writing, before you sign.
The next step
One person reads this. That person is me.
Tell me roughly how you get paid and what you are trying to buy. No documents, no application, no credit pull to have the first conversation.
Weekday replies inside two hours. This is a demonstration site — nothing you send here is transmitted or stored.
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