Brad Cohen

Brad Cohen Your source for 0 points loans! Brad Cohen | Executive Loan Officer | NMLS ID #177019

A first-time buyer with solid income but limited cash often has more options than they expect. FHA can allow a smaller d...
07/09/2026

A first-time buyer with solid income but limited cash often has more options than they expect. FHA can allow a smaller down payment, and conventional loans may also work when the file is clean and the reserves are in place. The real step is to compare the loan type with the rest of the file, not just the down payment amount.

What matters most for a veteran household with student loans or a recent PCS move is not just eligibility, but how the l...
07/08/2026

What matters most for a veteran household with student loans or a recent PCS move is not just eligibility, but how the lender reads the full profile. VA financing can be a strong fit when the file has steady income, documented service, and a clear plan for occupancy; the key step is to sort those documents before you shop. Walk through the steps. https://bit.ly/4wdPebZ

What trips people up is treating every refinance like a quick yes-no decision. A borrower with 1099 income, a recent job...
07/07/2026

What trips people up is treating every refinance like a quick yes-no decision. A borrower with 1099 income, a recent job change, or a VA loan may need a different documentation path than someone with two years of W-2s and no other debt changes. Gather bank statements, tax returns, and any gift-letter records early so underwriting does not stall later. See how it works. https://bit.ly/43X9JxD

One common mistake is assuming a past credit issue ends the conversation. For many homebuyers, the real question is whet...
07/06/2026

One common mistake is assuming a past credit issue ends the conversation. For many homebuyers, the real question is whether the file is documented clearly: recent W-2s, 1099s if applicable, and a stable housing history can matter more than people expect. Organize those documents before you start shopping, not after you find a house.

What can a small concession do that a bigger number cannot? For some buyers, agreeing to a rent-back, adjusting the move...
07/05/2026

What can a small concession do that a bigger number cannot? For some buyers, agreeing to a rent-back, adjusting the move-out date, or waiving a minor request after inspection is enough to make the file stand out. Just keep the big safeguards in place, especially financing, appraisal, and any FHA or VA contract requirements that apply.

Can the benefit help a move-up buyer as well as a first-time buyer? Yes, but the smarter question is whether the remaini...
07/04/2026

Can the benefit help a move-up buyer as well as a first-time buyer? Yes, but the smarter question is whether the remaining entitlement and property type fit the plan, especially if there is already a VA loan in the background. A lender should also check whether seller concessions or a rate lock make the offer cleaner without changing the loan structure. Walk through the steps. https://bit.ly/4wdPebZ

A buyer who plans to stay put for a few years should treat utility and maintenance items as part of the budget, not an a...
07/03/2026

A buyer who plans to stay put for a few years should treat utility and maintenance items as part of the budget, not an afterthought. Before closing, ask which systems are older, then prioritize the easiest fixes first: lighting, thermostat settings, and water-use fixtures. That sequence helps you reduce waste without taking on a major project.

What happens when a self-employed buyer has uneven income but a solid history of paying bills on time? The file usually ...
07/02/2026

What happens when a self-employed buyer has uneven income but a solid history of paying bills on time? The file usually reads better when the paper trail matches the story, especially with 1099s, business returns, and consistent deposits. If the next step is an FHA, VA, or conventional review, organize the documents before the loan is submitted. Walk through the steps. https://bit.ly/4gIxmRV

If a buyer has student loans, part-time income, or a recent job change, the file can still make sense-it just needs the ...
07/01/2026

If a buyer has student loans, part-time income, or a recent job change, the file can still make sense-it just needs the right documentation. FHA, conventional, and other programs each look at the full picture differently, so the key is not guessing which one fits. Start by organizing income records, assets, and any explanations for gaps before the application is submitted.

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