Strategy, education, and a human approach in every real estate decision.

FAQ

The questions I hear most before we start.

What kind of mortgage loans do you handle?

As a Mortgage Loan Originator at NEXA Lending, I structure conventional, FHA, VA, jumbo, and investment property loans. I work with first-time buyers, refinances, and second-home buyers.

Do you only serve first-time buyers or also investors?

Both. I work with families buying their first home and with investors building a rental property portfolio. As a Real Estate Agent I can also help you find the right property.

Do you work with clients who are still preparing their credit?

Yes. A big part of my work is credit and financial preparation before purchase. If your credit or reserves are not ready yet, we design a step-by-step plan so you get qualified at the best possible rate.

Do you serve clients in English and Spanish?

Yes, I work with clients in both languages. My main focus is the Hispanic community across the US, Puerto Rico, and Latin America, but I also serve buyers who prefer to do the process in English.

How does your coaching work?

I coach Spanish-speaking Originators who want to grow their production and build a sustainable career. The coaching combines sales strategy, pipeline organization, personal marketing, and mindset. Reach out if you want to chat.

Can I buy a home with an ITIN if I do not have a Social Security number?

Yes. ITIN (Individual Taxpayer Identification Number) loan programs exist for buyers without a Social Security number. Requirements differ from a conventional loan: typically 10–20% down payment, 2 years of documented income history, and 2 years of tax returns filed with the ITIN. I have closed several successful cases under this structure, especially with Hispanic families working in the United States. Document preparation up front is the key.

Do I really need 20% down to buy a home?

No. It is the most expensive myth out there. FHA allows 3.5% down with a 580 score (and 500 with 10%). Conventional starts at 3% for first-time buyers. VA loans for eligible veterans are 0%. USDA for rural areas is also 0%. State and local down-payment assistance programs exist as well. The real question is not how much to save — it is which program fits your profile.

What credit score do I need to qualify for a mortgage?

It depends on the program. FHA accepts scores from 580 with 3.5% down (and from 500 with 10%). Conventional typically starts at 620 for standard programs. VA loans have no official minimum but most lenders require 580–620. Reality: lower scores mean higher rates and more expensive costs. That is why I always recommend credit preparation 6–12 months before applying — the difference between a 620 and a 740 score can save you tens of thousands of dollars over the life of the loan.

How long does the process take from pre-approval to closing?

Under normal conditions, once your offer is accepted, closing typically takes 30–45 days. Timelines vary by program: conventional closes faster (28–35 days on average), FHA and VA usually take 35–45 days due to additional appraisal requirements. What slows the process most is not the bank — it is incomplete buyer documents, job changes during the process, or undocumented cash deposits. My recommendation: organize all documentation BEFORE applying, not during.

What is a DSCR loan and who is it for?

DSCR (Debt Service Coverage Ratio) is a loan product for real estate investors that qualifies the property —not the borrower— based on whether the rent covers the loan payment (typically a 1.0 to 1.25 ratio). It does not require documenting personal income with W-2s or taxes, which makes it ideal for investors with complex income or multiple properties. Typical down payment: 20–25%. It is one of my most-requested products for Hispanic clients building a rental property portfolio.

Does changing jobs during the buying process affect my approval?

Yes, and it is one of the most common mistakes I see. The underwriter verifies employment twice: at the start of the process and on closing day. If you change jobs in between —especially W-2 to 1099, or industry changes, or a pay cut— it can kill the final approval. If a change is unavoidable, tell me before making it; in some cases we can structure it so it does not break the deal. Never change jobs between pre-approval and closing without consulting first.

Can I buy US property as a foreigner without living here?

Yes, through Foreign National loans. These are products designed for people who are not US citizens or legal residents. Typical requirements: 30–40% down payment, proof of income in the home country, and a reference letter from an international bank. Rates are slightly higher than for residents but the process is achievable. I regularly work with Latin American families who invest in Florida, Texas, and Puerto Rico properties from their home countries.