How financing works here

A mortgage file is a set of facts: why you need the money, what the property is, how you document income, and which lender will accept that combination.

1. 01

   Purpose

   Purchase, refinance, HELOC, commercial, or investment. The purpose decides consumer versus business-purpose rules before any rate conversation.

2. 02

   Property

   Single-family, condo, co-op, mixed-use, land, or 5+ units. Project warrantability and occupancy mix kill more files than credit scores.

3. 03

   Documentation

   W-2, bank statements, DSCR, assets, or 1099. We choose the lane that matches the paper you actually have.

4. 04

   Structure

   Down payment, term, occupancy, and whether the first mortgage should stay in place (HELOC) or be replaced (cash-out).

5. 05

   Underwriting

   The file goes to a lender whose overlays match the facts — not the first name on a rate sheet.

6. 06

   Clear to close

   Conditions, appraisal, and title. You get a straight account of what is still open.