Don't be late. Sam Waite, Brevard County, Florida mortgage loan originator

It depends on your individual situation, including whether you're a first-time homebuyer and whether you qualify for down payment assistance. One thing is true for a lot of buyers: the idea that you need a huge down payment to buy a home is a myth. Many people qualify with very little out of pocket. I'll give you a clear estimate of your cash to close before you make an offer.

A pre-qualification is a quick estimate based on what you tell a lender, without verifying anything. A pre-approval means your credit, income and assets have actually been reviewed. I don't do pre-qualifications. Every client gets a full pre-approval, so sellers and agents know your offer is backed by real numbers.

Most of my purchases close in less than 30 days. Some down payment assistance programs add time, and I'll tell you up front if yours will. Many banks and credit unions often need 45 days or more, so if your contract dates are tight, call me early.

Often, yes. Less-than-perfect credit on its own won't stop everyone from buying a home. Your options depend on your full picture, not just your score. Call me and I'll tell you honestly where you stand and what would help.

I moved from Illinois to Florida in 2008 to attend UCF and kept my number. It's my direct line and has been for over 20 years, so when you call (847) 915-9284, you get me, not a call center. I live and lend right here in the 321.

Hometown Heroes is a Florida Housing program that helps with down payment and closing costs through a deferred second mortgage. It isn't a grant: it's repaid in full when you sell, refinance, pay off your first mortgage, or stop living in the home. The program is much more restricted than it used to be. The biggest hurdles are the income limits and the employment rules: at least one buyer has to be working full time, in person, for an eligible Florida employer, such as a hospital or healthcare facility, a K-12 school, a fire department or ambulance service, law enforcement, the courts, or a licensed child care center. It's primarily the employer that counts, and remote workers and retirees don't qualify. Veterans and reservists don't need an eligible employer, but they do still need to be working full time for a Florida employer. Active-duty service members qualify regardless of employer. Buyers also need to be first-time homebuyers, meaning you haven't owned your primary residence in the last three years. Veterans are exempt, and so are buyers purchasing in certain federally designated areas. The rules change often, so call me and I'll tell you quickly whether it's worth pursuing for you.

Yes. Depending on your situation, we can qualify you with tax returns or with a bank statement loan that uses your business deposits instead. I'll help you figure out which documents put you in the best position.

A bank can only offer its own loans, at its own pricing, under its own rules, and many banks add extra requirements on top of the standard guidelines. If they say no, you start over somewhere else. Through Edge Home Finance, LLC, I can shop your loan across a wide network of lenders and investors, so if one doesn't fit, another often will. And instead of a call center or a rotating cast of bankers, you have one local loan officer who answers the phone and stays with you through closing and beyond.