Frequently asked questions.

A mortgage broker is an independent licensed professional who has access to many wholesale lenders, while a bank or direct lender only offers their own products. As a broker, Debbie shops dozens of lenders to find the program, rate, and terms that genuinely fit your situation. You're working with one person from application to closing — not handed off between departments.

Mortgage brokers are paid through compensation that's disclosed up front and required by federal law (the Loan Estimate). Compensation can be paid by the lender or the borrower, but never both. Debbie reviews compensation structure clearly with every client before any application is filed.

Lenders look at four primary factors: credit score, debt-to-income ratio, employment/income history, and down payment funds. Different programs have different thresholds — FHA accepts lower credit scores than conventional; VA loans require eligible service history. The first consultation is the fastest way to know what you qualify for.

Less than most people think. Conventional loans can go as low as 3% down for first-time buyers, FHA loans require 3.5%, VA loans can be $0 down for eligible veterans, and Florida-specific programs like Hometown Heroes can cover much of the rest. Debbie helps clients identify down payment assistance programs they often don't know exist.

FHA loans can be approved with credit scores as low as 580 (sometimes 500 with 10% down). Conventional loans typically need 620+. VA loans don't have a federal minimum but most lenders look for 580–620. The higher your score, the better your rate. If your score isn't where you want it, Debbie can help you build a credit-improvement plan.

Typical closings range from 30 to 45 days from contract to keys, though we've closed cleaner files in as little as 21 days. Refinances often close faster than purchases. Debbie sets a clear timeline at the start so there are no surprises.

Yes — federal first-time buyer programs define a first-time buyer as anyone who has not owned a primary residence in the last three years. So if you sold a home five years ago and have been renting since, you qualify for first-time buyer programs.

A reverse mortgage (also called a HECM, or Home Equity Conversion Mortgage) lets homeowners age 62 and older convert part of their home equity into tax-free funds without monthly mortgage payments. The loan is repaid when the borrower sells, moves, or passes away. The borrower retains ownership of the home and remains responsible for property taxes, insurance, and maintenance.

No. You retain title to your home throughout the life of the reverse mortgage. The lender does not own your home. As long as the property is your primary residence and you keep up with property taxes, homeowner's insurance, and reasonable maintenance, you can live there as long as you wish.

It depends on three numbers: your current rate, today's rate, and your closing costs. The general rule is that if you can lower your rate by at least 0.75 percentage points and stay in the home long enough to recoup the closing costs, refinancing makes sense. Use our refinance calculator or call Debbie for a personalized analysis.

Standard requirements: two years of W-2s or tax returns, two months of bank statements, recent pay stubs, photo ID, and (for self-employed borrowers) profit-and-loss statements. Debbie sends a personalized checklist after the initial consultation so you know exactly what to gather.

Yes. Self-employed borrowers typically need two years of tax returns showing consistent income, plus profit-and-loss statements and bank statements. There are also bank statement loan programs and other alternative documentation options for borrowers whose tax returns don't fully reflect their income. Debbie has helped many self-employed Floridians find financing.