Your home. Your right loan.

A bank can only sell you their own products, which means one set of options and one set of guidelines. As a broker, I shop your scenario across dozens of lenders simultaneously and bring you the options that actually fit. The process isn't harder; it's just more thorough, and the thoroughness works for you: more options compared, trade-offs explained before you choose.

It depends on the loan type. Conventional loans can go as low as 3% down. FHA loans require 3.5%, or 10% if your credit score is below 580. VA loans and USDA loans can be 0% down for eligible borrowers. I'll show you what programs you actually qualify for based on your situation, not just the textbook answer.

Conventional loans typically require 620 or higher. FHA loans allow 580 and up, or 500 and up with a larger down payment. VA and USDA loans have their own guidelines. Tell me your score and I'll tell you which doors are actually open, not the ones that are technically possible.

Pre-qualification is a rough estimate based on self-reported information, and it doesn't mean much to a seller. Pre-approval involves a credit pull and document review, and it carries real weight in a competitive offer. I'll tell you which one makes sense for where you are and what your offer needs to compete.

Closing costs typically run 2% to 5% of the loan amount and include lender fees, title, appraisal, and prepaid items like homeowners insurance. Some costs are negotiable, and some can be rolled into the loan or covered by seller concessions. I'll give you a full estimate upfront. No surprises at closing.

Fixed rates give you payment certainty for the life of the loan. Adjustable rates (ARMs) start lower but can change after a set period. Which is better depends on how long you plan to stay in the home and your risk tolerance. I'll run both scenarios for your specific loan amount so you can compare on real numbers, not abstractions.

In most cases, no. Brokers are compensated by the lender, not out of your pocket. You get access to more options and someone working for you without paying an extra fee. I'll always be transparent about how I'm compensated on your specific transaction.

From application to close, a typical purchase runs 21 to 30 days. Refinances can be faster depending on documentation. I'll set a clear timeline at the start and flag any issues well before they become problems. No surprises at the finish line.

No. I'm based in Minnesota and licensed there, working across Edge Home Finance's 49-state footprint (every state except New York). Whether you're buying locally or in another state, reach out and I'll confirm licensing for your specific state and program.

Edge Home Finance is licensed in all states except New York. Consumer mortgage availability depends on state licensing. Not all programs available in all states.

A HELOC (Home Equity Line of Credit) lets you borrow against the equity you've built in your home, up to 90% combined LTV in many cases. Think of it like a credit card secured by your house: you get a credit limit, draw what you need, pay interest only on what you use, and repay as you go. The approval process is simple and largely automated, so it moves quickly. Common uses include home improvements, debt consolidation, or keeping flexible cash available without touching your first mortgage.