Mortgage stuff, translated.

Often, yes. Banks add their own rules on top of the loan program's guidelines. As a broker, I can compare programs from multiple lenders, including FHA, bank statement and non-QM options. Approval depends on your full credit, income and property picture, and not everyone will qualify.

• Why the other lender said no
• Your full credit, income and property picture
• Programs from lenders with different rules

Many buyers can start with a soft credit check, which doesn't affect your score. A full credit report is needed before final approval. When it's time, I'll tell you before anything is pulled.

• Whether it's a soft check or a full credit report
• Timing: a full report comes later, before final approval

I've had traditional loans reach clear to close in as little as 11 business days. Every file is different: timing depends on the loan program, appraisal, title and how quickly documents come in. I'll give you a realistic timeline up front and keep things moving on my end.

• The loan program
• Appraisal and title timing
• How quickly your documents come in

FHA loans allow as little as 3.5% down, some conventional programs allow 3% down for qualified first-time buyers, and VA and USDA loans may require no down payment for eligible borrowers. Florida down payment assistance programs may also be available.

• Which loan program fits your scenario
• Whether you're a first-time buyer
• Down payment assistance, where available
• Cash for closing costs and reserves, on top of the down payment

A DSCR (debt service coverage ratio) loan is built for real estate investors. DSCR loans generally qualify the investment property primarily using its rental income relative to the property's housing expense rather than relying on the borrower's personal income. DSCR is the monthly rent divided by the monthly payment including taxes, insurance and HOA. Documentation and eligibility requirements vary by lender and program.

• How the rent is supported: a lease or a market-rent estimate
• Your reserves and credit
• The property type and how the loan is structured

Because a rate on a website isn't your rate. Your rate depends on your credit, down payment, property, loan type and the day you lock. Give me 15 minutes and I'll give you real numbers.

• Your credit and down payment
• The property and loan type
• The day you lock

I'm licensed in Florida (NMLS #2040933). Mpire Financial Group LLC (NMLS #2108504) is licensed in 31 states plus DC and Puerto Rico. For properties outside Florida, you'll work with a licensed Mpire Financial loan officer in that state.

• Where the property is, not where you live

Some conventional loan options allow as little as 3% down. Eligibility depends on the specific program, your financial profile and the property.

• Whether the program has first-time-buyer or income requirements
• Your credit and your monthly debts
• Mortgage insurance, which usually comes with a low down payment
• How it compares with FHA for your scenario

FHA loans are government-insured and can allow a 3.5% minimum down payment, subject to eligibility. Conventional loans aren't government-insured, and some options allow as little as 3% down. Credit, mortgage insurance, property type and other guidelines work differently between the two.

• Your credit profile
• Your down payment
• How mortgage insurance is priced, and whether it can come off later
• The property type

Your down payment is the part you know. Estimated closing costs and prepaids vary based on the property, taxes, insurance, title, loan structure and closing date.

• Your down payment
• Closing costs and prepaids for your specific property
• Your earnest money deposit
• Any seller credit you negotiate

Many programs allow gift funds from an eligible donor toward a down payment or closing costs, usually with a gift letter and documentation of the transfer.

• Who the gift is from
• The gift letter and a record of the transfer
• The loan program and occupancy type; investment-property source-of-funds rules can be different

Sellers can often pay part of your closing costs. How much depends on the loan program, your down payment and the property type.

• The limit for your loan program
• What you negotiate in the purchase contract
• Seller credits are subject to program limits and generally can't exceed the allowable costs being paid for you

No. Many programs are built for less-than-perfect credit. Your score still affects which programs may fit your scenario, your rate and your mortgage insurance cost.

• Your recent payment history
• Your monthly debts
• Whether paying down revolving balances could improve your overall profile

Often, yes, after a waiting period. How long depends on the type of bankruptcy and the loan program, and the credit you've rebuilt since matters too.

• The type of bankruptcy and the discharge date
• Your credit since then
• Which programs fit your timeline

Many DSCR programs may allow an eligible LLC or business entity to hold title, subject to lender guidelines and, in many cases, a personal guaranty.

• The entity documents a lender may review
• Whether a personal guaranty is required
• Title and insurance in the entity's name

Often, yes. How much of it counts depends on the loan type, the lease or market-rent documentation, and lender guidelines. DSCR programs generally look at the property's rent against its housing expense.

• The lease, appraisal/market-rent documentation and rental history required for your specific loan
• Conventional and DSCR loans treat rental income differently

Some DSCR programs allow short-term rental income, using the property's booking history or market data, where the lender's guidelines allow. Not every lender or property qualifies.

• The property's booking history, or market data for the area
• HOA and local rules on short-term rentals
• Lender guidelines for short-term rentals

Some lenders offer HELOCs on investment properties, but availability, terms and how much equity can be reached vary more than on a primary home.

• Fewer lenders offer them
• The equity in the property
• A cash-out refinance as the alternative