A: We are licensed in 48 states. It would be easier to list the ones we are not than the ones we are. Here is where we are NOT licensed: New York, Missouri, Alaska, Rhode Island.
Licensed to work in: Alabama (86560), Arizona (LO-0951329), Arkansas (130723), California (CA-DBO1231783), Colorado (100512420), Connecticut (LO-1231783), Delaware (MLO-1231783), Florida (LO59832), Georgia (1231783), Hawaii (HI-1231783), Idaho (MLO-2081231783), Illinois (031.0081420), Indiana (63316), Iowa (50112), Kansas (LO.0051305), Kentucky (MC822993), Louisiana, Maine, Maryland (1231783), Massachusetts (MLO1231783), Michigan (1231783), Minnesota (MN-MLO-1231783), Mississippi (1231783), Montana (1231783), Nebraska, Nevada (70788), New Hampshire, New Jersey, New Mexico, North Carolina (I-227505), North Dakota (NDMLO1231783), Ohio (MLO-OH.1231783), Oklahoma (MLO32129), Oregon, Pennsylvania (104382), South Carolina (MLO - 1231783), South Dakota (1231783.MLO), Tennessee (1231783), Texas, Utah (12846155), Virginia (MLO-53831VA), Washington (MLO-1231783), Washington D.C. (MLO1231783), West Virginia (LO-1231783), Wisconsin (1231783), Wyoming (106100)
A: Pre-qualification is a quick check based on what you say. Pre-approval is verified. Sellers take it seriously.
A: You don’t need 20%. There are options for 3% down. VA is 0%. It depends on your goals.
A: Most need 620+. FHA and VA can go lower. We look at the full picture.
A: Yes. We document income differently—returns, bank statements, P&Ls. It’s about structure.
A: Usually 2% to 4% of the purchase price. We can sometimes offset them with credits.
Both. Soft = planning. Hard = moving forward. We’ll tell you when.
Not yet but its happening sooner than later. We still use FICO. When that changes, we’ll walk you through it.
PITI - principal, interest, taxes, insurance. Sometimes mortgage insurance.
You can’t time the market. If the home and payment fit, go for it. You can refinance later.
You go into escrow. Appraisal, disclosures, underwriting, closing. Takes about 3 weeks.
It protects the lender. Needed if you put less than 20% down. You can remove it later.
Yes. We just need a signed letter saying it’s a gift, not a loan.
Rate is the cost to borrow. APR includes fees. Points are upfront cost to lower your rate.
It holds your taxes and insurance. Usually required if you put down less than 20%.
Talk to us first. It can delay things depending on how your income changes.
Yes. We factor in your monthly payments into the bigger picture.
Yes. Just depends on how we structure the new loan.
Yes. As long as you have entitlement left. Sometimes even two at once.
It confirms value. If it comes in low, we have options—renegotiate, bring in cash, dispute it.
CELEBRATE! Then set up payments, save docs, budget ahead, and stay in touch.
Still Exploring? Roxy's Got You!
Weekly tips, market trends, and financial insights—served with personality and clarity.
