Click here for 1.25% Rate Pick-A-Payment program:

(as of September 2004 we have 1.00% mortgages)

Interest Only (saves you LOTS of $$$)

No Money Down programs
100% financing on Purchase or Refinance even with a middle credit score of only 560.  There are rules for this, so ask me about them.

1.5% rates are available:
Example Loan Amount $250,000
Fully Indexed Rate 4.3%
Each Month your have four payment options:
Option 1 - Minimum Amount $862
Option 2 - Full Interest Payment $895
Option 3 - 30 Year Payment $1,237
Option 4 - 15 Year Payment $1,887
Stated Income or Full-Doc our rate is the same.

Finance up to 107% of the price of your new home.

Self Employed?
If you are self employed we can use 12 or 24 months of either personal or business bank statements to prove your income.  (add up the total deposits and divide by the number of months to get your monthly deposit average).   There are rules for this, so ask me about them.

Refinance & Renovate  (Options to get cash out)
Re-finance your mortgage to get the money you want to remodel your home.
Take the cash out to pay off your credit cards, or buy that new computer you always wanted, 
or even take a trip to Disney World.

Renters / 1st Time Home Buyers Wanted
Stop throwing your money away.   STOP paying your landlord and start paying yourself.
No down payment and also less-than-perfect credit programs.

Not working currently?
We even have programs specially for you.   Just ask me about it.   I call it "No-Income No-Asset".   I don't list any income or assets life checking/savings accounts.   It will be a slightly higher interest rate, but you can still do it!

No down payment, but you have a job.
Programs to assist homebuyer(s) with the 1-6% down payment needed for FHA loans.

Buy a rental property with only 5% down payment.
This loan officer is very experienced with being a landlord.   I can answer many of your questions.

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Discount points (point):

A fee added to your closing costs in exchange for a lower interest rate on a loan (Discount Points lower your interest rate).

The basic idea of discount points is to pay up-front in order to save over the life of the loan. One discount point equals one percent of the loan amount. So, if you pay 2 discount points on a $200,000 loan you would pay $4,000 up-front at closing. Each discount point you pay will typically lower your loan's rate by .25% but can vary based on term, loan amount, fixed or ARM etc. Discount points may be a good idea if you plan to hold onto your home for a long period of time. This allows you to offset the costs of paying for the points. Some sellers will pay some of the discount points as a way to make their homes more attractive to buyers.

		Discount points	Interest rate	Total cost over 2 years	Total cost over 5 years	Monthly payment
		0.0	7.625%	$19,987	$45,467	$690.40
		1.0	7.375%	$19.576	$44,441	$674.52
		2.0	7.125%	$19,169	$43,423	$658,77
		3.0	6.875%	$18,766	$42,416	$643.12

Discount points lower your interest rate. The longer that you hold a mortgage, the longer you will enjoy the savings of the lower interest rate. Here, if you hold onto the mortgage for five years, it makes sense to opt for the 3 point loan rather than the 0 point loan.

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What is PMI and how to get rid of it?

PMI = Private Mortgage Insurance

Real estate lenders are a funny lot.  It seems they're happy to lend anybody money. Assuming a half-way decent credit rating, any potential home buyer can secure a loan for a house. Why? Because these transactions are secured by a very valuable asset: the home itself. If a borrower defaults on a loan, the risk for the lender is often only the difference between the value of the home and the amount outstanding on the loan, less the amount it costs them to foreclose and resell the property.

For this reason, lenders are very wary of lending more than a certain percentage of a home's value. Traditionally, this has been 80 percent. The cushion this provides the lender helps ensure that their losses from loan defaults are kept to a minimum.

In recent years, however, it has become increasingly more common to see home buyers using down payments of 10, 5 or even 0 percent. Naturally, loaning this much presents the lenders with a lot more risk. To offset this risk, these transactions often require Private Mortgage Insurance or PMI. This supplemental policy protects the lender in case a borrower defaults on the loan, and the value of the house is lower than the loan balance.

PMI has been a large money-maker for the mortgage lenders. The amount of the insurance - often $40-$50 per month for a $100,000 house - is commonly rolled into the mortgage payment. Given the size of the overall payment, this additional fee is often overlooked. Homeowners continue to pay the PMI even after their loan balance has dropped below the original 80 percent threshold. This occurs naturally, of course, as the home owner pays down the principal on the loan. On a typical 30-year loan, however, it can take many years to reach that point.

Until recently lenders were under no obligation to tell home owners when they had reached a point where the PMI can be dropped. That all changed in 1999, when the Homeowners Protection Act took effect. In most cases, this law now obligates lenders to terminate the PMI when the principal balance of the loan reaches 78 percent of the original loan amount. Savvy homeowners can get off the hook a little earlier. The law stipulates that, upon request of the home owner, the PMI must be dropped when the principal amount reaches only 80 percent!

It is important to note that this law only applies to home loans - whether first time or refinances - that closed after July, 1999. Also certain other conditions must be met, such as being current on the loan payments. Buyers that purchased before July 1999 can also have their PMI removed, but they must initiate the process and though the lender is under no obligation to do so, most will.

Of course, there is another way that home owner's equity can reach beyond the 80/20 percent ratio. Many areas of the United States have seen significant gains in the value of real estate over the past decade. In fact, certain areas have seen appreciation levels of 100 percent or more. Even those people living in areas with more modest gains may find that the value of their property has quickly grown to the point where the amount of principal they owe on their loan is less than 80 percent of the home's current value. Again, in these cases, the lenders are under no legal obligation to remove the PMI. In most cases, however, as long as the home owner has been prompt on their loan payments and don't represent an exceptional risk, the lenders will agree to remove the extra fees.

The hardest thing for most home owners to know is just when does their home equity rise above this magical 20 percent point? A certified, licensed real estate appraiser can certainly help. It is an appraiser's job to know the market dynamics of their area. They know when property values have risen - or declined. Many appraisers offer specific services to help customers find the value of their homes and remove PMI payments. Faced with this data, the mortgage company will most often eliminate the PMI with little trouble. The savings from dropping the PMI pays for the appraisal in a matter of months. At which time, the home owner can enjoy the savings from that point on.

For more information on PMI and the Homeowners Protection Act, try one of these links:


Cancellation of Private Mortgage Insurance: Federal Law May Save You Hundreds of Dollars Each Year

IMPORTANT:  I have access to non-conforming lenders that do not charge for PMI ever.  Ask me about them.