Mortgage Questions, Answered Honestly

FHA loans require a 580+ credit score for 3.5% down (or 500+ with 10% down). Conventional loans typically require 620+. VA loans have no official minimum but lenders often want 580+. The higher your score, the better your rate — 740+ gets you the best conventional pricing.

As little as 0% with VA or USDA loans, 3% with a Conventional loan (Conventional 97 program), and 3.5% with FHA. Down payment assistance programs may be available through state agencies in Oregon, California, and Colorado. We'll map out which programs apply to you.

Your DTI is your total monthly debt payments divided by your gross monthly income. Most loan programs want a DTI of 43–50% or below. For example, if you earn $7,000/month and have $2,000 in monthly debt payments (including your new mortgage), your DTI is about 29%.

Pre-qualification is a quick estimate based on self-reported information — it carries little weight. Pre-approval involves verified documentation (tax returns, pay stubs, bank statements) and is underwritten. In competitive markets, sellers expect pre-approval letters.

It causes a small, temporary dip from a hard inquiry — typically 2–5 points. If you rate-shop with multiple lenders within a 14–45 day window, those inquiries are bundled into one event by credit scoring models, minimizing the impact.

Standard documentation includes two years of W-2s and tax returns, 30 days of recent pay stubs, two months of bank statements, and a government-issued photo ID. Self-employed borrowers typically need additional documentation. We'll give you a precise checklist.

A good starting point is our mortgage calculator, but affordability involves more than a payment number. We look at your income, debts, savings, credit, and goals together to identify a comfortable range — not just the maximum you qualify for.

A conventional loan isn't backed by the government. It's the most common loan type and typically offers the best rates for borrowers with 620+ credit scores. Down payments start at 3%. If you put down 20% or more, you avoid private mortgage insurance (PMI).

FHA loans are government-backed and allow 3.5% down with a 580+ credit score. They have more flexible debt-to-income requirements than conventional loans, making them popular for first-time buyers, buyers with lower credit, or those with higher debt loads.

Veterans, active duty service members, National Guard and Reserve members (after 6 years or 90 days active duty), and surviving spouses of veterans who died in service or from a service-connected disability. VA loans offer 0% down and no PMI.

USDA loans are zero-down loans for properties in eligible rural and suburban areas. Many areas around Bend, Oregon and parts of California and Colorado qualify. Income limits apply. They're one of the most underused programs for buyers who qualify.

Any loan above the conforming loan limit ($766,550 in most areas for 2024) is a jumbo loan. Jumbo loans typically require stronger credit (680+), lower DTI, and larger down payments. Rates are competitive when markets are stable.

Non-qualified mortgage loans offer flexibility for borrowers who don't fit standard income documentation requirements — self-employed individuals, real estate investors, foreign nationals, or those with irregular income. Bank statement programs allow income qualification based on deposits rather than tax returns.

Ease Lending averages 10 days from application to approval. Total closing from an accepted offer typically takes 21–45 days depending on the transaction, loan type, and any negotiated closing timelines.

Underwriting is the process where the lender verifies all your documentation and formally approves your loan. The underwriter reviews your income, credit, assets, and the property appraisal. We stay in close contact with underwriters to move your file quickly.

An appraisal is an independent assessment of the property's market value by a licensed appraiser. It's required for most loan programs. The lender needs to confirm the home is worth what you're paying for it. VA and USDA loans have government-required appraisal standards.

Closing costs typically run 2–5% of the loan amount and include loan origination fees, title insurance, escrow fees, prepaid property taxes and insurance, and recording fees. We provide a detailed Loan Estimate within three days of application so there are no surprises.

It depends on the loan type and program. Seller concessions (where the seller covers your closing costs) are a common negotiating tool. VA loans allow the funding fee to be rolled in. Some programs offer lender credits in exchange for a slightly higher rate. We'll walk through the options.

At closing, you'll sign your final loan documents, pay any remaining closing costs and down payment via wire transfer or cashier's check, and for purchase transactions, receive your keys. Closings typically take 60–90 minutes. You'll review the Closing Disclosure beforehand so you know exactly what to expect.

A bank loan officer can only offer their employer's products. As an independent broker, we shop your loan across 40+ lenders simultaneously to find the best rate and program. Brokers are also legally required to disclose all compensation — there are no hidden incentives.

Brokers are typically paid by the lender as a yield spread premium — a wholesale commission. This compensation is disclosed upfront on your Loan Estimate and is regulated by federal law. In most cases, our fee does not come out of your pocket.

No — brokers often find lower rates than banks because they create true competition among multiple lenders. The wholesale rates brokers access are frequently better than the retail rates banks offer to individual consumers.

We're licensed in Oregon, California, and Colorado. NMLS #2151293. If you're purchasing or refinancing in any of these three states, we can help.

The easiest first step is a free 15-minute call — no obligation. We'll ask a few questions about your situation and tell you exactly what programs and rates you're likely to qualify for. You can also start your application online anytime.

Yes. We handle both purchase loans and refinances. Whether you're looking to lower your rate, shorten your term, or access equity, we'll shop the market to find the best refinance option available to you.