Question 1

What's the difference between a mortgage broker and a bank?

Accepted Answer

A bank has one rate sheet: its own. A broker works with a panel of wholesale lenders and picks whichever one prices your specific file best. On the same day, for the same borrower, rates can differ by 0.25-0.5% between lenders. Brokers don't have to pass you through a retail markup, so pricing is often meaningfully better.

Question 2

How long does pre-approval take?

Accepted Answer

We can issue a formal pre-approval in about 48 hours after we have your full document package (pay stubs, W-2s, bank statements, ID). A verbal pre-qualification, enough to start showings, often takes 15-30 minutes on the phone.

Question 3

What documents do I need?

Accepted Answer

Two years of W-2s, most recent month of pay stubs, two most recent months of bank statements, a government-issued ID, and if you're self-employed, two years of tax returns and a YTD P&L. We'll send a secure checklist specific to your situation.

Question 4

Does a pre-approval cost anything?

Accepted Answer

No. Pre-approval with us is free. We only charge a credit report fee at formal application, and that gets credited back at closing.

Question 5

Will pulling my credit hurt my score?

Accepted Answer

A soft pull for pre-qualification has no impact. A hard pull for formal application takes a few points off your score temporarily, usually back within a couple months. Multiple mortgage hard pulls within a 45-day window are treated as a single inquiry for scoring purposes.

Question 6

How low do rates really go?

Accepted Answer

Rates vary daily based on bond markets. We shop wholesale across multiple lenders and lock at the best available rate for your credit, property, loan amount, and program. We're happy to text you a rate quote for your specific scenario anytime.

Question 7

What's the minimum down payment?

Accepted Answer

VA: 0%. USDA: 0% (for eligible areas/incomes). FHA: 3.5%. Conventional: 3% for first-time buyers, 5% standard. The right answer depends on your credit profile, the lowest down payment isn't always the cheapest long-term.

Question 8

When should I refinance?

Accepted Answer

Rule of thumb: if you can drop your rate 0.75%+ and plan to keep the home 2-3 more years, the math usually works. We'll run the exact break-even date for your specific loan before you commit to anything.

Question 9

Can I buy a home while selling my current one?

Accepted Answer

Yes. We do this regularly, some buyers use a bridge loan, some qualify on both payments, some use a home-equity line or borrow the down payment and pay it back at closing. We'll model all the options.

Question 10

Do you work with self-employed borrowers?

Accepted Answer

Constantly. Self-employed borrowers get denied by big banks all the time because of rigid underwriting overlays. We use tax returns, bank statements, or asset-depletion programs to qualify borrowers the right way.

Question 11

What areas do you serve?

Accepted Answer

Northern Kentucky (Campbell, Kenton, Boone, Grant, Pendleton counties) and Greater Cincinnati. Lee is licensed in Kentucky, Ohio, and Florida.

Question 12

How do I get started?

Accepted Answer

Easiest is a phone call: (859) 380-5674. Or fill out the contact form on any page and Lee will reach out, usually within a business hour. If you're ready to apply formally, our secure online application takes about 10 minutes.

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