Straight answers, no fine print.

Banks often route you to whoever is free that day. With me, you have one advisor from the first call to closing, and Homespire's in-house underwriting means decisions don't sit in someone else's queue.

The first conversation, the loan match quiz and the Loan Estimate review are all free. If we work together, every fee is shown on your Loan Estimate before you commit to anything. No surprises at the closing table.

No. Our first conversation and the loan match quiz don't touch your credit. When you're ready for pre-approval, I'll tell you before any credit check happens.

Nothing but your questions. It's a 15-minute conversation about your goals. When you're ready to apply, I'll send you a short list, and the 7-document guide shows what to expect.

I'm licensed in 21 states and the District of Columbia through Homespire Home Loans, with a focus on Central Florida. The full state list is at the bottom of every page.

No. FHA works with scores as low as 580, and VA loans are flexible too. If your credit needs work, I'll tell you exactly what to fix and how long it should take.

More importantly: how much should you spend? I aim for total housing around 25–28% of gross income, well below what a lender will approve. Try the affordability calculator to see comfortable, stretch and maximum budgets side by side.

Yes. Underwriting uses your taxable income averaged over two years, with some deductions added back. The best time to plan is before your CPA files. Read the self-employed guide.

I collect your documents and send your file through full underwriting up front, so your offer carries the weight of a real approval. Same-day pre-approval is possible in most cases.

Less than most people think. Conventional loans start at 3% down, FHA at 3.5%, and VA and USDA can be $0 down for eligible buyers. The playbook walks through the trade-offs.

Often, yes. Florida Housing offers statewide programs like Hometown Heroes and FL Assist through participating lenders, and many counties fund their own. Programs open and close, so I'll check what's available for you right now.

The fees to create your loan and transfer the home, usually about 2–5% of the price on top of your down payment. Seller credits, lender credits and assistance programs can reduce what you bring.

Only if you'll keep the loan past the break-even point. Divide the cost of the points by the monthly savings. Here's the full framework.

It depends mostly on your credit score and how long you'll keep the loan. Above about 700, conventional often wins. Below that, FHA often does. See the side-by-side math.

Generally veterans, active-duty service members, many Guard and Reserve members, and some surviving spouses. I can usually pull your Certificate of Eligibility in minutes. Read VA loans, explained.

Yes: conventional investment loans, DSCR loans that qualify on the property's rent, and other options. See Investor loans 101.

Most loans close in 21–30 days from an accepted offer. Because I underwrite up front, the part after your offer usually goes faster. See the full roadmap or the day-by-day breakdown.

Don't open new credit, finance a car, change jobs or move large amounts of money without talking to me first. Keep every bill on autopay.

Yes, for free. Upload your Loan Estimate and I'll tell you honestly whether it's a good deal, even if the answer is keep it.

Maybe. It depends on your break-even: how many months it takes for the savings to cover the closing costs. If a refinance doesn't save you money, I'll tell you. Read the refi math.

Often, yes, with a cash-out refinance. It can make sense for renovations or paying off high-interest debt. I'll show you the real cost before you decide.

Wind, flood and roof-related risk have pushed premiums up statewide. A wind mitigation inspection, a newer roof and a higher deductible can help. I build a realistic estimate into your pre-approval.

A Community Development District assessment, common in newer Central Florida communities. It's billed with your property taxes and counts toward your monthly payment.

If the home is your primary residence, you can file with your county Property Appraiser by March 1 of the year after you buy. It can lower your taxable value by up to $50,000. Taxes are usually reassessed after a sale, so estimate yours at the new price.