Buying a Home

What mortgage underwriters review, automated vs. manual underwriting, the timeline from application to clear to close, and how to avoid delays.

How mortgage appraisals work, how a low appraisal changes your down payment, your options, and your right to a copy.

A transparent rent vs. buy model on a $350,000 home over 3 to 10 years, and the factors that change which option wins.

How a mortgage rate lock works, how long to lock, what a small rate change is worth, and float-down options.

How to calculate front-end and back-end DTI, what Fannie Mae and FHA allow, what counts as debt, and how to lower your ratio.

What pre-qualification and pre-approval really mean, the documents you need, how credit checks work, and how to keep your approval until closing.

Minimum down payments for conventional, FHA, VA and USDA loans, and how 3%, 5%, 10% or 20% down changes your monthly payment.

How the 28/36 rule works, a full example on a $90,000 income, and the factors that raise or lower your home budget.

What closing costs include, how much to expect (2% to 5% of the loan), how the Loan Estimate and Closing Disclosure work, and how to pay less.