You may qualify for a better deal than you think.

That’s what a lot of people think, but no. Plenty of buyers put down a lot less, and some qualify for help with their down payment. Your questionnaire tells me which options you have.

Savings and gifts from family are the most common, but they’re not your only options. You can also use money from a 401(k) or other retirement account, or borrow against something you own, like another home. Each one has its own rules and trade-offs, so tell me what you’re working with and I’ll help you sort it out.

This is one of my favorite situations to work on. Self-employed income can look low on paper because write-offs shrink what your tax returns show. I know which ones can be added back, and I have loan programs built for business owners and 1099 workers too.

Having debt doesn’t automatically stop you. Lenders mostly look at how your monthly payments compare to your income. Student loans can be counted in different ways depending on the loan, and that alone sometimes changes the answer.

Probably. I work with buyers whose scores aren’t great all the time. A steady payment history over the last year or two can go a long way. Even a past bankruptcy or foreclosure doesn’t rule you out, though you may need to wait a bit first. And if you’re not ready yet, I’ll tell you exactly what to work on.

I hear this one a lot, and I get it. Nobody wants to buy now and watch rates fall later. But when rates are higher, fewer people are shopping, so sellers tend to bend more on price, chip in on closing costs, or both. Here’s a simple example: say your payment is $250 higher, but you get $20,000 off. That covers the extra payment for more than six years. If rates drop, buyers tend to rush back in and that bargaining power goes away, but you may be able to refinance then. Every situation is different, though. What matters most is a payment you’re comfortable with, so let’s look at the pros and cons for you.

The biggest one is losing the house. If you find the right home and still need to get prequalified, a buyer who’s ready can beat you to it.

Even buyers with great credit and plenty saved run into surprises. Usually it’s something small, like a card balance that’s costing you a better rate, or a large deposit that needs paperwork. Catch it early and it’s an easy fix that can save you money. Catch it in the middle of a contract and it gets stressful fast.

Either can work, but I’d start with a lender. You’ll know your numbers and catch any surprises before you start touring homes, even if your credit and savings are strong. That’s why experienced realtors usually send buyers to a lender first. They want you to have your numbers and a verified prequalification letter in hand, so nothing catches you off guard when you find the right house.

Nothing, and no. The questionnaire is free, and filling it out doesn’t commit you to anything. You’ll see your numbers, ask me whatever you want, and decide from there.

It won’t. I use a soft credit check, which doesn’t touch your score. Other lenders can’t see it either, so you won’t get a flood of calls.

Not to start. The questionnaire takes about 8 minutes if you have the basics handy: where you work, your income, your savings, and your Social Security number for the soft credit check. Once you’ve seen your numbers and want to keep going, we’ll collect the paperwork to finalize your prequalification letter.

It’s protected. The questionnaire runs on a secure mortgage platform that encrypts your information when you send it and while it’s stored. And I never share or sell it.

The seller’s agent wants proof that your lender actually checked your income, savings, and credit, not just took your word for it. They look at whether the amount and terms fit the home, and at who the lender is. Most will call to confirm, and if that lender is slow to respond, your offer can lose out.

My letters come after we’ve reviewed your documents. And I don’t wait for the seller’s agent to call. When your offer goes in, I call them first to vouch for you and help your offer stand out. That’s a big reason realtors send their buyers to me.

Anywhere in Texas. That includes Austin, Dallas, Fort Worth, Houston, San Antonio, and everywhere in between.