Conventional financing for primary residences, second homes and investment property — with a pre-approval that listing agents actually respect, because it is backed by documentation rather than a conversation.
Buyers with documentable income and reasonable credit who want the lowest total cost over the life of the loan. If your income shows up cleanly on tax returns and W-2s, conventional financing is almost always the cheapest path to the closing table.
A pre-qualification is a conversation. A pre-approval means we have reviewed your income, assets and credit before you write an offer. In a competitive market that difference decides which offer a seller takes seriously, and it is the single most valuable thing we do before you start shopping.
Below twenty percent down you will carry mortgage insurance. That is not a penalty and it is not permanent — it is the cost of buying sooner rather than saving longer. We will model both paths and tell you which one actually costs less given how long you plan to stay.