What actually happens on a purchase
You get pre-approved before you write an offer—not a pre-qualification letter generated from a form. Ross reviews income, assets, credit, and the property type you are targeting (condo overlay, accessory dwelling, new construction) so the letter a listing agent sees is one they can take seriously.
After you are under contract, the file is locked to a specific product: conventional, FHA, VA, jumbo, or a Non-QM path such as DSCR or renovation. That choice is not a branding exercise. It changes mortgage insurance, funding fees, appraisal rules, and how fast a seller can trust your close date.
Down payment, MI, and reserves
Conventional purchase can start at 3% down for eligible first-time buyers and 5% for many repeat buyers, with private mortgage insurance until you reach roughly 80% loan-to-value. FHA uses a 3.5% minimum with upfront and monthly mortgage insurance. VA treats equity differently and has no monthly PMI. We put those next to each other before you write earnest money.
Why a broker on a purchase
Banks originate for their own portfolio or their own investor. We do not. Wholesale lenders bid on the same credit box with different pricing, lock desks, and condo lists. That is how we stay a price leader without pretending to be a government-sponsored enterprise or a call center. Your realtor gets a direct number, not a ticket queue.
- Contract-to-close calendar that listing agents can actually use
- Lock strategy when rates move between offer and appraisal
- Oregon and Washington property types: site-built, condo, townhome, ADU conversations