Frequently Asked Questions

A bank offers only its own loan products at its own rates. A mortgage broker like me has access to 175+ wholesale lenders and shops your loan across all of them to find the best rate, terms, and program for your situation. You get more options, competitive pricing, and a single point of contact through the entire process.

Your bank has one set of products and one rate sheet. I have access to dozens of lenders competing for your business — which means better rates and more loan options. Plus, you work directly with me from start to finish. No hand-offs, no call centers, no being transferred to someone who doesn't know your file.

I'm licensed in 40 states and am also a licensed California Realtor. Whether you're buying in Orange County or refinancing across the country, I can help. See my full coverage map →

Apply through one of our lender portals or contact me directly. I'll pull your credit, verify income and assets, and issue a full pre-approval letter — typically within 24 hours. My pre-approvals include full underwriting review, not just a quick credit check, so your offer carries more weight with sellers.

For most loans: two months of bank statements, two most recent pay stubs, two years of W-2s (or tax returns if self-employed), a valid photo ID, and your current mortgage statement if refinancing. I'll send you a complete checklist based on your loan type. You can upload everything securely through our secure upload portal.

A typical purchase closes in 21–30 days. Refinances usually take 14–21 days. HELOCs and home equity loans can close as fast as 7–14 days. I keep you updated at every step so there are no surprises. See how the process works →

A general guideline is that your total monthly housing payment should be no more than 28–33% of your gross monthly income. But every situation is different — credit score, debts, down payment, and loan program all affect what you qualify for. Use my payment calculator to estimate, then reach out for a personalized pre-approval.

Conventional loans start at 3% down. FHA requires 3.5%. VA loans require zero down. Putting 20% down avoids PMI on conventional loans but isn't required. I'll help you find the right balance. Learn about PMI →

Minimums vary by loan type: 620+ for conventional, 580+ for FHA (3.5% down), 500+ for FHA (10% down). VA loans typically need 580+. The higher your score, the better your rate. If your score needs work, I can review your report and suggest strategies that might boost it 20–40 points before applying.

Closing costs typically run 2%–5% of the loan amount — including lender fees, title insurance, escrow, appraisal, and prepaid items. On a $400K loan, expect $8K–$20K. I provide a detailed Loan Estimate upfront so there are no surprises. Learn more about closing costs →

Generally when you can lower your rate by 0.5% or more, shorten your term, eliminate PMI, or access equity you need. The key is whether the monthly savings outweigh closing costs within your planned timeframe. Use my refi vs. second mortgage calculator to compare options, or call me — I'll run your numbers.

Rate & Term: Replace your current mortgage with a better rate or term — no cash out. Cash-Out: Refinance for more than you owe and pocket the difference for renovations, debt payoff, or other needs. Cash-out typically comes with a slightly higher rate. Learn more →

For rate-and-term, most lenders require at least 6 monthly payments. For cash-out, it's typically 6–12 months. FHA and VA streamline refinances may have different seasoning requirements. If rates drop right after you close, reach out — I'll let you know your options.

If you refinance into a new 30-year term, yes — but you can also choose a 20, 15, or 10-year term. Or refinance into a 30-year for the lower payment but make extra principal payments to pay it off faster. I'll help you find the right balance between monthly cash flow and total interest cost.

Home Equity Loan (HELOAN): Lump sum, fixed rate, predictable payments. Best for one-time expenses. HELOC: Revolving credit line, variable rate, draw as needed. Best for ongoing or flexible needs. Both require 15–20% equity. Learn more →

Most lenders require at least 15–20% equity (80–85% combined LTV). Some programs go up to 90% CLTV. The more equity you have, the better your rate and terms. Not sure how much equity you have? I can help estimate based on current market values.

Yes — this is a popular strategy. Access equity in your primary residence via a HELOC, use it as the down payment on a rental, then use rental income to repay the HELOC. I'll run a DSCR analysis to confirm the investment cash flows before you commit.

Rates are primarily driven by the 10-year Treasury yield and the broader bond market — not directly by the Fed funds rate. Your individual rate also depends on credit score, LTV, loan type, property type, and occupancy. I monitor the bond market daily and alert clients when I see favorable lock windows.

It depends on how long you plan to keep the loan. Each point costs 1% of the loan amount and typically reduces your rate by about 0.25%. The breakeven is usually 4–6 years. If you'll keep the loan longer, points save significant money. Try the rate buydown calculator →

Yes. Rate locks typically range from 15 to 60 days, with 30 days being most common for purchases. Longer locks may cost slightly more. I'll advise you on the best time to lock based on current market conditions. Once locked, your rate is protected even if the market moves up.

Watch for excessive origination fees, junk fees with vague names, inflated third-party charges, and yield spread premiums. As your broker, I'm transparent about my compensation — it's disclosed upfront on your Loan Estimate. I earn the same regardless of which lender we choose, so my only incentive is getting you the best deal.

A DSCR loan qualifies based on the rental income of the property rather than your personal income. If the rent covers the mortgage payment (DSCR of 1.0 or higher), you can qualify — no tax returns, pay stubs, or employment verification required. Ideal for investors and self-employed borrowers. Try the DSCR calculator →

Conventional investment loans typically require 15–25% down depending on units and credit profile. DSCR loans usually require 20–25% down. More down means better rates and stronger cash flow.

Yes. Conventional financing allows up to 10 financed properties. DSCR loans have no limit — each property qualifies on its own rental income. I work with investors who own 20+ properties. If you're scaling, let's talk strategy.

Conventional: Not government-backed, best rates with 20%+ down, flexible for investment/second homes. FHA: Government-insured, 3.5% down with 580+ credit, mortgage insurance for life. VA: For veterans/military, zero down, no PMI, best overall terms. Full comparison →

PMI (Private Mortgage Insurance) is required on conventional loans with less than 20% down, costing 0.5%–1.5% of the loan per year. It drops automatically at 78% LTV, or request removal at 80%. FHA mortgage insurance lasts the life of the loan — refinance into conventional to remove it. Learn more →

Non-QM loans serve borrowers with unique situations: self-employed (bank statement loans), investors using DSCR, borrowers with recent credit events, or foreign nationals. Rates are slightly higher, but these programs open doors that conventional lending closes. If your bank said no, there's a good chance I can find a program that works.

Yes. Jumbo loans are for amounts above the conforming limit ($766,550 in most areas, higher in high-cost counties). I have competitive jumbo programs with rates close to conforming. Typically requires 10–20% down and 700+ credit.

I work with 175+ wholesale lenders through West Capital Lending — covering conventional, FHA, VA, USDA, jumbo, non-QM, DSCR, commercial, fix-and-flip, and reverse mortgage programs. When I shop your loan, I'm comparing real pricing across dozens of lenders simultaneously.

My compensation is disclosed transparently on your Loan Estimate. In most cases, the lender pays my fee through the wholesale rate — meaning you pay the same or less than going directly to that lender. I'll walk you through exactly how it works so there are no surprises.

Absolutely. I regularly work with self-employed borrowers (bank statement loans), foreign nationals, borrowers with recent credit events, investors scaling portfolios, and high-net-worth clients with complex income. If your bank said no, there's a good chance I can find a program that works.

Use the Secure Upload button in the top navigation — it's encrypted and goes directly to my team. Never email sensitive documents like tax returns or bank statements. You can also upload through the lender portal during the application process.

I respond to calls, texts, and emails within 1–2 hours during business hours and same-day on evenings and weekends. My clients never wonder what's happening with their loan — I proactively update you at every milestone. Book a call →