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These are the programs I work with, explained the way I explain them across my desk. Pick the one that sounds like your situation, or skip the reading and call me at (903) 309-3826. I take evenings and weekends by appointment, and Spanish translators are available.
FHA loans
Low down payment, flexible credit guidelines, and gift funds allowed. The most common first loan I write.
Conventional loans
Fannie Mae and Freddie Mac guidelines, mortgage insurance you can cancel, and options for second homes and rentals.
VA loans
No down payment for most eligible veterans and service members, no monthly mortgage insurance, and a benefit you can reuse.
USDA loans
No down payment on homes in eligible rural areas, with household income limits. A lot of the countryside around Texarkana qualifies.
Down payment assistance
Grants, forgivable seconds, and deferred loans from Texas and Arkansas programs that can cover much of your down payment and sometimes closing costs.
Refinance
Rate-and-term, cash-out, and streamline refinances, with a plain answer on whether it is worth doing.
Jumbo loans
Financing above the conforming loan limit, with lender-specific guidelines on down payment, reserves, and credit.
Bank statement loans
Qualify on 12 or 24 months of bank deposits instead of tax returns. Built for business owners and the self-employed.
DSCR investor loans
Investment property loans that qualify on the rent instead of your personal income. No tax returns, no employment verification.
Home loans with lower credit
For buyers who were told no elsewhere. Lender minimums vary, programs differ, and I look at the whole file.
Manufactured home loans
FHA, VA, USDA, and conventional financing for manufactured homes on a permanent foundation, titled as real property.
Questions
The questions people ask first
What credit score do I need?
Lenders set their own minimums and they differ by program. FHA is the most forgiving, and some of the lenders I work with go lower than the big banks. Tell me your situation and I'll tell you where you stand and what would move the number.
How much do I need for a down payment?
Usually less than people think. FHA allows 3.5% with qualifying credit, VA and USDA can be zero down for eligible buyers, and Texas and Arkansas assistance programs can cover part of it. We'll run the real numbers for your price range.
What do I need to apply?
A photo ID, your two most recent pay stubs, two years of W-2s or tax returns, and two months of bank statements. Self-employed? Bring what you have and we'll go from there.
Does applying hurt my credit?
A mortgage application is one credit pull, and as a broker I can share that one report with every lender I send your file to. You're not pulled again for each one.
Are you a bank?
No. I'm a licensed mortgage loan originator with Utopia Mortgage, a wholesale brokerage. That's the whole point: I can shop your loan instead of selling you one.
Do you work with Spanish-speaking buyers?
Yes. Spanish translators are available for every conversation, from the first call to the closing table.
When can we talk?
The office is open Monday through Friday, 9:00 AM to 5:00 PM, and I take calls and meetings evenings and weekends by appointment. Call or text (903) 309-3826.
Ask Rosalyn
Not ready to apply? Tell me where you are and I'll call you back.
Your note is in. I'll call you back, usually the same business day. Need us sooner? Call (903) 309-3826.