Your Mortgage Questions, Answered.

Pre-qualification is based on what you tell us. Pre-approval is based on what we verify. There's a big difference when you're making an offer. A pre-approval means we've pulled your credit, reviewed your income, and run your file through Desktop Underwriter (DU). That's the kind of approval sellers and their agents take seriously. Learn more about how pre-approval works.

It depends on how quickly you get us your documents. The underwriting analysis itself can happen same-day once we have everything. Most buyers are pre-approved within 24 to 48 hours of submitting their documents.

Most buyers need: last 2 years of W-2s or tax returns, last 30 days of pay stubs, last 2 months of bank statements, and a government-issued ID. Self-employed buyers typically need 2 years of personal and business tax returns. We'll send you an exact list after your initial consultation.

A mortgage credit pull is a "hard inquiry" and may lower your score by a few points temporarily. That said, multiple mortgage inquiries within a short window (typically 14 to 45 days) are typically counted as a single inquiry for scoring purposes. Don't let that stop you from shopping.

It depends on your credit score, down payment, and the type of property you're buying. FHA is often the best fit for first-time buyers with credit in the 580 to 660 range. Conventional works well for buyers with 620+ credit who want flexibility on down payment. VA is the strongest option for eligible veterans. USDA covers rural and suburban purchases with zero down. DSCR is for investors. We'll match you with the right one based on your actual file. See our guide to FHA vs. conventional.

Less than most people think. FHA requires 3.5% down with a 580+ credit score. Conventional starts at 3% for qualifying buyers. VA and USDA are both zero down for eligible borrowers. On a $350,000 home, 3.5% down is $12,250, that's it.

Yes, for most loan types. FHA allows 100% of your down payment to be a gift from a family member. Conventional has some restrictions depending on how much you're putting down. We'll walk you through what's allowed for your specific loan. How gift funds work for FHA.

FHA loans allow credit scores as low as 580 with 3.5% down (and some lenders go to 500 with 10% down). Conventional typically requires 620+. VA has no official minimum, but most lenders want 580 to 620. A higher score gets you a better rate. What you can qualify for with a 600 score.

The industry average is 30 to 45 days from application to close. Our process is built around a 14-day closing timeline. We've closed loans in as few as 5 days. The actual timeline depends on the buyer's document responsiveness, the appraisal, and title. How the closing process works.

Closing costs are the fees you pay to finalize your mortgage. They're separate from your down payment and typically run 2% to 5% of the loan amount in Florida. They include lender fees, appraisal, title insurance, prepaid taxes, and insurance. See a full breakdown of Florida closing costs.

Yes. Seller concessions are common, especially in slower markets. FHA allows up to 6% of the purchase price in seller contributions. Conventional allows 3% to 6% depending on your down payment. VA allows up to 4%. Your real estate agent can negotiate this into the contract.

You'll sign a stack of documents, the promissory note, deed of trust, and various loan disclosures. It usually takes 1 to 2 hours at a title company. You'll need a valid ID and certified funds for any remaining closing costs not rolled into the loan. You leave with keys.

Our primary focus is Florida. Tampa, St. Pete, Orlando, Jacksonville, Miami, Fort Lauderdale, Fort Myers, Naples, Gainesville, Pensacola, we're licensed statewide. We also lend in other states for clients who contact us directly.

No. The entire process can be done remotely. Many of our clients complete pre-approval, document submission, and closing without ever sitting in an office. If you're local and want to meet, that works too.

Jordan Vreeland directly. Not a team, not a processing assistant. Jordan handles your file personally from application through close. That's why we can respond same-day when conditions come in.

A few things. First, Jordan is a broker, not a lender, meaning he shops multiple lenders for your rate rather than pushing you toward one bank's product. Second, you're working with one person who knows your file. Third, we submit complete files to underwriting, which means fewer rounds of conditions and faster closings. See how we compare.