Straight answers
The questions people actually ask before a first conversation, in one place. Nothing here replaces a conversation about your own numbers, and anything not covered is a call or a text away.
Getting started
What does working with a mortgage broker cost?
In most cases the broker is compensated by the lender you choose, and every cost is disclosed up front before you commit to anything. You will see the numbers before you make a decision.
I am a first-time buyer. Where do I start?
With a conversation, not paperwork. MaryAnn walks through your goals, your timeline, and your numbers, then comes back with what you qualify for and what each option costs. Nothing is committed until you say so.
Do I need perfect credit?
No. Different programs fit different credit profiles. The first conversation is about finding what fits yours, not a sales pitch.
How fast can a loan close?
It depends on the program and how quickly the paperwork comes together. MaryAnn keeps your file moving and tells you exactly what is needed at every step, so closing day arrives without surprises.
What states do you work in?
Home loans for a house you will live in are available in Florida. Business-purpose investor loans are available in most states — ask about yours in the first conversation.
Buying a home
Which loan is right for me?
It depends on your goals, your credit, and how much you want to put down. The first conversation is about matching the program to your situation, whether that is FHA, VA, conventional, or one of the other options, not steering you toward one product.
How much do I need for a down payment?
It depends on the program. VA loans often require nothing down for eligible borrowers, FHA allows a lower down payment than most conventional loans, and gift funds are allowed in many cases. The right answer comes out of your file, not a chart.
What counts as a second home?
A second home is a property you use for part of the year and occupy yourself, such as a vacation home, rather than a rental you never live in. Lenders have specific occupancy expectations, and MaryAnn will make sure your plan fits the program.
Can I rent out my second home?
A second home is meant to be used by you, and short-term rental changes how a lender views the property. If the goal is primarily rental income, an investment loan may fit better. MaryAnn will help you choose the right path.
I am self-employed. Can I still qualify?
Often, yes. Bank statement, profit-and-loss, and asset-based programs are built for borrowers whose income does not show up cleanly on tax returns. See ways to qualify without W-2s.
I am retired. What are my options?
Asset-qualifier and asset-depletion programs can use your savings and investments to support the loan instead of employment income. This is a common fit for retired Florida buyers.
Do you lend outside Florida?
For a home you will live in, no. Owner-occupied lending is Florida only. Business-purpose investor loans are a different story and are available in most states.
Refinancing
Should I refinance right now?
It depends on your goal and the numbers. Refinancing makes sense when the savings or the outcome outweigh the cost of doing it. MaryAnn shows you a side-by-side against your current loan and the break-even point so the decision is clear.
What is the difference between rate-and-term and cash-out?
A rate-and-term refinance changes your rate or term without pulling equity out, usually to lower a payment or shorten the loan. A cash-out refinance increases your balance and returns the difference to you as funds you can use.
How do I know when it pays off?
The break-even is the point where your monthly savings have covered the cost of the refinance. MaryAnn calculates it up front so you can see how long you would need to keep the loan for the move to be worth it.
Can I refinance an investment property?
Yes. A DSCR refinance qualifies a rental on the income it produces rather than your personal income, and it can close in an LLC. These are business-purpose loans available in most states. See the DSCR page for details.
Investor loans
What is a DSCR loan?
A DSCR loan qualifies an investment property on the rent it produces rather than your personal income. In most cases no tax returns or W-2s are required, and the property can close in an LLC.
How is DSCR calculated?
Monthly rent divided by the full monthly payment: principal, interest, taxes, insurance, and association dues. A ratio of 1.0 means the rent covers the payment; each lender sets its own minimum by program.
Can I close in an LLC or other entity?
Yes. Business-purpose investor loans can close in an LLC or other approved entity, subject to lender guidelines. MaryAnn will walk you through the trade-offs of entity versus personal ownership.
Does DSCR work for short-term rentals?
Many DSCR programs can use short-term rental income; how it is counted varies by lender and program. Bring your numbers to the first conversation and MaryAnn will tell you what fits.
I am buying my first rental. Is that a problem?
No. Many programs work for first-time investors, and the first conversation is about matching the loan to your plan. Experience can widen your options, but it is not a requirement to start.
How fast can an investor loan close?
It depends on the program and how quickly the paperwork comes together. DSCR loans often close in about two to three weeks, and MaryAnn tells you exactly what is needed at every step.
Still have a question?
Call or text MaryAnn directly, or schedule a time that works for you. A real advisor, no obligation.
Ready to apply? Start your application online (opens in a new tab)