Josh Brawer - Vellum Mortgage

05/06/2025

Look, I get it—diving into underwriting guidelines isn’t exactly how most people want to spend their free time. But for mortgage loan officers, knowing the rules is the difference between being the hero of the deal or the reason it fell apart.

Here’s what happens when you actually know your stuff:

🏡 Happy clients – When you anticipate the weird curveballs (like that random deposit from Aunt Patty), things go smoothly and everyone thinks you’re a genius.

🤝 Realtor high-fives – Smooth deals = repeat referrals. Rocky deals = awkward eye contact at open houses.

🧘‍♂️ Your sanity remains intact – Nothing spikes stress like scrambling to fix something that could’ve been avoided. Trust me, your future self will thank you.

🧠 Confident conversations – Knowing the guidelines helps you guide clients with clarity—not confusion. And no one wants their loan officer to “wing it.”

Moral of the story: Mortgage guidelines may not be exciting, but they sure do make this business a whole lot easier (and a lot less sweaty).

05/01/2025

As a mortgage loan officer, I've had the honor of assisting many veterans in achieving homeownership. It's concerning to learn that the Veterans Affairs Servicing Purchase (VASP) program, which has helped over 17,000 veterans avoid foreclosure by reducing their mortgage rates, could be ending.

This raises a critical question: How have we reached a point where so many of our nation's heroes are at risk of losing their homes?

The conclusion of VASP, without a clear alternative, could lead to a surge in veteran foreclosures. It's imperative that we prioritize the well-being of those who've served us.

If you're a veteran facing mortgage challenges, please know you're not alone. I'm here to provide guidance and explore available options to help you stay in your home.

Affordable housing advocates and congressional Democrats are warning that more foreclosures may occur as the Department of Veterans Affairs phases out a mortgage rescue program for financially strapped veterans this week.

04/25/2025

📢 DMV Housing Market Check-In

Big shift in the local market lately: Inventory has spiked over the past couple of weeks—more than we've seen around this time in the last 4 years.

Now, you'd think that means the market is leaning more in favor of buyers… and while that's partially true, we're still seeing strong competition for homes that are priced right.

So what’s going on?

✅ Activity is still very strong in homes priced below the median. That’s typically where first-time buyers are shopping, and they’re loving the increased options. Plus, they’re often less affected by stock market swings.

💸 On the higher end of the market, things are also busy—likely because those buyers tend to be better financially positioned to ride out the ups and downs.

⚖️ The one area where we’re seeing some hesitation? The middle. These homeowners might be more sensitive to volatility, or just reluctant to give up their ultra-low interest rates from the past few years.

🎯 The good news: opportunity is out there. With more inventory, the occasional deal is popping up—and there’s reason to stay positive despite the scary headlines.

Remember: national news doesn’t always reflect what’s really happening here locally. If you’re thinking about making a move or just want to better understand where you stand—reach out. Always happy to talk through it with you.

04/24/2025

Check out this Open House this weekend!

You're invited to an open house this Sunday, April 27, from 01:00 - 3:00 PM at 9600 Mount Laurel Ct, Upper Marlboro, MD 20772

Come tour this stunning former model home loaded with character and warmth! Featuring an 18x18 sunroom, spacious kitchen, main-level office, finished basement, and a serene backyard with Trex deck + patio setup, this home is perfect for relaxing and entertaining. No HOA, no short sale, just move-in ready comfort! 🏡

Reach out to Brendan Spear at 240-605-9569 to secure your viewing. We look forward to seeing you there!
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Discover more details at: 🔗 https://9600mountlaurel.onepageproperties.com

04/22/2025

Every year, the town I grew up in comes alive for one special night—Canoe Carnival.

It’s a tradition like no other. Community float groups design and build incredible parade-style floats that must fit on just two canoes, no motors allowed. They're powered by two paddlers and must make it all the way around the lake (some don’t quite make it—yes, they do sink sometimes!).

These floats have lights, music, even moving parts. Each year, they become more creative, more advanced, and more impressive. It’s amazing to see the passion, craftsmanship, and teamwork that go into them.

On the night of the Canoe Carnival, the whole town celebrates. Every house on the lake becomes a party, and the community comes together in a way that’s hard to describe but impossible to forget.

You don’t get to choose the town you grow up in—but you do get to choose where you live as an adult. And that decision can shape your daily life more than you might think.

Whether it’s for a sense of community, great schools, a peaceful retreat, or quirky traditions like this one—choose a place that makes you excited to wake up every morning.

If you’re thinking about that next move, I’d be honored to help you find a town (and a home) that feels just right.

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04/22/2025

One of my absolute favorite homes in the town I grew up in is on the market. On one of the best lakes, privacy, hot tub on the water, and a perfect layout. Check it out!

Lakeside Comfort with Timeless Charm Tucked away in a private, wooded setting that spans both Medford and Medford Lakes, 286 Chippewa Trail is a unique blend of natural beauty and thoughtful design. Surrounded by a peaceful thicket and nestled against the water, this home offers a rare opportunity f...

04/21/2025

Following up on last week’s post… not all DSCR loans are created equal. Seriously. Some have tighter credit score requirements, some are cool with short-term rentals like Airbnb while others aren’t, and the income-to-mortgage ratio rules? Totally different across lenders. Even the prepayment penalties vary – and that can make or break your long-term game.

Bottom line: DSCR loans aren’t one-size-fits-all.

That’s why it’s crucial to work with a lender that offers multiple DSCR loan options – because every property, strategy, and goal is different. If your current lender only has one DSCR option, it might be time to ask some hard questions.

Want to dive deeper? Reach out! Even if you’re outside our lending footprint, we’ve got a solid network of investor-friendly lenders we’re happy to connect you with. Let’s make sure your loan strategy matches your investment goals.

📩 Message me to chat!

04/17/2025

Sales can be a grind. Long hours, constant calls, pressure to perform—it can wear you down if you’re not careful. That’s why I’ve been making a real effort lately to prioritize self-care and staying active. It’s not just good for the body—it clears the mind and resets your energy.

This weekend I’m heading out for a hike in the Delaware Water Gap to unplug for a bit and get some fresh air. Nature > emails (at least for a few hours 😅).

If you’re in a fast-paced role like sales, don’t forget to take care of you too. A strong mindset and healthy body make all the difference—both in and out of the office.

If you know of any preferred hiking spots from MD up through NJ let me know! Drop them here ⬇️

04/15/2025

🚨 Big news in the real estate world: Zillow and Redfin are reportedly moving toward banning certain private listings.

What does that mean? If a home is marketed publicly but isn’t listed on the MLS (the centralized database most agents and brokers rely on), it might not appear on either site — and that’s a huge deal, considering how many buyers start their search there.

While it's not finalized yet, it raises an important point: this shift likely won’t benefit the consumer — whether you're buying or selling.

If you're selling, you want maximum exposure for your home.
If you're buying, you want to see every possible listing, even the ones that may not be on the mainstream platforms.

This is where having the right real estate agent makes all the difference. Someone who knows how to navigate these changes and make sure you're not missing out — or left in the dark.

Thinking about buying or selling soon? Reach out — I’m happy to connect you with a great agent who can help you through it all.