What credit score do I need to buy a home?

FHA loans start at 580 with 3.5% down. Conventional loans typically require 620 or higher. VA loans often start around 580. The higher your credit score, the lower your interest rate.

How much do I need saved before I can buy a home?

Down payments range from zero for VA and USDA loans to 3 to 3.5 percent for FHA and Conventional to 20 percent to avoid mortgage insurance. Closing costs typically run 2 to 3 percent of the loan amount.

What is the difference between pre-qualification and pre-approval?

Pre-qualification is an estimate based on unverified information. Pre-approval is a real review where credit is pulled, income and assets are verified, and a written letter is issued confirming how much you are approved to borrow.

How long does it take from application to closing?

From accepted offer to closing typically takes 21 to 45 days. Pre-approval can be issued in as fast as 24 to 48 hours.

Can I get a mortgage if I am self-employed?

Yes. Most lenders use a 2-year average of net taxable income. If write-offs make income look low, bank statement loans use 12 to 24 months of deposits instead. Self-employment is not a barrier — it requires the right program.

Home Purchase · CA & TX

Your First Home
Starts With
One Conversation

Purchasing a home is likely the largest financial commitment you will ever make — and most first-time buyers enter the process without a clear understanding of what they can truly qualify for, what it will cost them monthly, or how loan program selection impacts their long-term financial picture. We change that. Before you ever make an offer, we will establish exactly what you qualify for, which loan program serves your situation best, and what your true cost of ownership looks like from day one.

FHA · 3.5% Down VA · $0 Down Conventional USDA · $0 Down CA & TX Licensed No Pressure

No credit pull to start · No obligation · Robert reviews every file personally

Loan Programs at a Glance

The 5-Minute Mortgage Application — The AI Mortgage Pro™

Start in 5 minutes — Robert handles the rest

FHA

3.5%

Min. down payment

VA / USDA

Down — eligible buyers

Conventional

Min. down payment

Min. Credit

580+

FHA programs

Program availability subject to credit, income, and property review. Not a commitment to lend. NMLS Consumer Access

The Home Buying Journey

Here's Exactly What Happens — Step by Step

No mortgage dictionary required. This is how buying a home actually works, explained the way a friend would explain it.

Step 01

We Talk Through Your Situation

Before numbers, we want to understand you — income, employment, how much you've saved, and what kind of home you're looking for. Nothing is too basic to ask. This is where it starts.

Think of this as a no-pressure conversation, not an interview.

Step 02

We Figure Out What You Can Afford

Based on your income and current debts, we calculate a comfortable price range — not just the maximum a lender will approve, but what actually fits your life. We look at the full monthly payment including taxes and insurance.

Most people are surprised — either they can afford more than they thought, or need to adjust the plan slightly. Either answer is useful.

Step 03

Pre-Approval — What It Actually Means

A pre-approval is a lender's written confirmation of how much you qualify to borrow, based on a real review of your income and credit. It tells sellers you're serious and gives you negotiating power when you make an offer.

Pre-approval is not a commitment. It doesn't lock you into anything. It's your green light to shop with confidence.

Step 04

You Shop — We Stay Ready

Once pre-approved, your Realtor takes the lead finding properties. We stay ready in the background — available to update your pre-approval letter for specific offers and answer financing questions as they come up.

Having your financing handled before you find the home is what makes your offer competitive.

Step 05

Offer Accepted — We Take It From Here

Once your offer is accepted, we order the appraisal, finalize your loan, coordinate with the title company, and keep everything moving toward your closing date. You'll always know where things stand.

This is exactly why you have Robert personally managing your file — not a call center, not a processor you've never spoken to.

Step 06

Closing Day — You Get the Keys

You sign the final documents, funds are wired, and the title records in your name. We walk you through what to expect before closing day so there are no surprises at the table.

The whole process typically takes 21–45 days from accepted offer to keys in hand.

Affordability Estimator

What Can You Comfortably Afford?

Slide to your numbers — results update instantly. No personal information required.

Gross monthly income

$2,000 $8,500 / mo $25,000

Monthly debt payments

$0 $450 / mo $3,000

Car, student loans, credit cards

Down payment available

$0 $25,000 $200,000

Estimated interest rate

3% 7.0% 10%

Robert confirms your actual rate after review

Price range

—

Loan amount

—

Est. P&I payment

—

Est. total payment

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Adjust the sliders above to see your estimated range.

Estimate based on 28% front-end and 43% back-end DTI limits. Tax and insurance estimated at 1.75% annually. Actual qualification depends on credit score, loan type, and lender guidelines. Not a commitment to lend.

Loan Programs

Which Loan Is Right for You?

Every buyer's situation is different. Here are the four most common programs in plain language so you can walk into the conversation already informed.

Things People Ask Before They Start

Plain answers — no jargon, no runaround.

Readiness isn't just about money — it's about stability. If you have steady income, at least two years of employment history, some savings for a down payment and closing costs, and plan to stay in the area for a few years, you're in a good position to start. You don't need everything figured out before reaching out — that's exactly what the pre-approval process is for.

It depends on the loan type. FHA loans start at 580 with 3.5% down. Conventional loans typically require 620+, with better rates at 700 and above. VA loans vary but often start around 580. The higher your score, the lower your rate — which adds up to real money over the life of the loan.

You need two things: a down payment and closing costs. Down payments range from $0 (VA/USDA) to 3–3.5% (FHA/Conventional) to 20% to skip mortgage insurance. Closing costs typically run 2–3% of the loan amount covering appraisal, title insurance, and lender fees. Some sellers will cover part of your closing costs — that's a negotiation point your Realtor handles.

Pre-qualification is a rough estimate based on unverified information you provide. Pre-approval is the real thing — credit is pulled, income and assets are verified, and a written letter is issued confirming how much you're approved to borrow. In a competitive market, sellers won't take most offers seriously without a pre-approval letter in hand.

A mortgage credit pull is a "hard inquiry" and typically reduces your score by 5 points or less — small and temporary. Multiple mortgage inquiries within a 45-day window count as a single inquiry by the credit bureaus, so shopping around doesn't compound the impact. The effect fades within a few months.

From accepted offer to closing typically takes 21 to 45 days. Pre-approval before you start shopping can be issued in as fast as 24–48 hours. Having your paperwork ready upfront is the single biggest factor in a smooth, fast close.

Yes — but the documentation is different. Most conventional programs use a 2-year average of net taxable income from your 1040s. If write-offs make taxable income look low, we can explore bank statement loan programs that use 12–24 months of deposits to calculate income instead. Self-employment is not a barrier — it requires the right program fit.

Your Loan Originator

Robert Sumlin

Robert Sumlin is a licensed Mortgage Loan Originator operating as an independent broker through Equity Smart Home Loans. Licensed in California and Texas, Robert works with a network of wholesale lenders to find the right program for each borrower — conventional, FHA, VA, USDA, and investor products.

As an independent broker, Robert isn't locked into one lender's rates or products. He shops the market on your behalf and manages your file personally from application to closing — no call centers, no transferred files, no surprises at the table.

Robert operates under the brand The AI Mortgage Pro™ — a technology-forward platform built to make the mortgage process faster, clearer, and less stressful for buyers at every stage of the journey.

NMLS

#1530065

Licensed

CA & TX

Broker

Equity Smart Home Loans

Broker NMLS

#856170 · DRE #01906808

Get in Touch

Phone: (951) 592-8216

Email: [email protected]

Schedule:

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Your First HomeStarts WithOne Conversation