We match you with the strategy, not just the rate. Every program explained, every number transparent. Whether it's an FHA starter home or a DSCR rental, you'll close knowing exactly what you're signing.
Purchase Programs
We don't push products. We match you to the program that fits your timeline, your credit profile, and the way you actually live.
Fannie Mae & Freddie Mac backed loans. The default for strong credit profiles buying a primary, second home, or investment property.
Government-backed flexibility. Lower barriers, real opportunity. Often the right call for first-time buyers and borrowers below 700 FICO.
One of the most powerful loan products on earth, and one of the most underused. Zero down, no PMI, lender-competitive rates.
Loans above conforming limits ($766,550+). Common for Austin Westlake, Tarrytown, and lake-area purchases.
Built for borrowers whose tax returns understate their real income. Qualify on deposits, P&Ls, assets, or property cash flow.
Qualify on the property's cash flow, not your personal income. The dominant tool for scaling a rental portfolio.
The bank's number and your real number are different. We run DTI, reserves, payment comfort, and tax strategy together, so you walk into the offer with confidence, not guesswork.
Run my numbers →How It Works
10 minutes online. Soft pull only. Enough to have a real conversation.
We review your numbers together. Programs, payments, and tradeoffs in plain English.
A fully underwritten letter that wins offers, not a pre-qualification estimate.
We coordinate with your agent and title, keep you on schedule, and close on time.
Common Questions
Depends on the loan. VA: $0. FHA: 3.5%. Conventional: 3% with first-time buyer programs, 5–20% otherwise. Don't forget closing costs (2–3%) and reserves. We'll run the actual cash-to-close number on the strategy call.
FHA goes down to 580 (sometimes 500 with 10% down). Conventional typically wants 620+. The better question is what score gets you the best pricing, usually 740+ on conventional. We'll show you the rate impact at each tier.
Pre-qual is an estimate based on what you tell us. Pre-approval pulls credit, verifies income, and runs through underwriting. Real pre-approvals win offers. In Austin's market, we always do a real one.
For DSCR and most investor loans, yes, and we often recommend it. For owner-occupied loans, no. We'll structure the entity and the loan together if you're buying as an investor.
If you're under contract, lock. If you're shopping, watch the 10-year Treasury and the MBS pricing, both are tracked daily on our Market Desk. We also offer float-down options on certain locks.
10-minute application, no credit pull, no pressure. We'll have a real conversation about your options before anything goes on paper.
Start My Application →Austen Smith · NMLS #265697 · Barton Creek Lending Group NMLS #264320 · Equal Housing Lender