Preston Hamilton Sr. Mortgage Specialist Nmls#1593098

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Preston Hamilton Sr. Mortgage Specialist Nmls#1593098 Mortgage Broker | Real Talk. Real Mortgages. No B.S. | Helping self-employed borrowers survive the loan process | Sarcastic. Smart. Please message me directly.

Slightly offensive—on purpose. | According to Preston… because who else is gonna say it? Long time veteran of real estate lending. Feel free to refer to my page for hints, tips and tricks on obtaining your next home loan. For a personal consultation for loans in Arizona, Oregon, and Washington.

10/16/2026

If I were buying a home today, I would make sure to do these 3 things.

1. Permanent Rate Buydown: Skip temporary buydowns and lock in a lower 30-year rate using discount points.
2. Make the Seller Pay For Those Discount Points!: Inventory is climbing. Sellers have room to negotiate closing credits.
3. Get Fully Underwritten FIRST: A standard pre-qual letter isn't enough. An underwriter-cleared approval proves your financing is rock solid. Most loan officers just pull credit and don't actually verify income, assets, and a whole laundry list of other things until an offer comes in. Which is way too late.

Stop guessing with your mortgage strategy. Get fully approved first, then structure the contract terms to fit your monthly budget.

đź’ˇ WANT MY SMART BUYER CHECKLIST?

Hit the FOLLOW button for daily, zero-fluff real estate strategy.

📲 Comment the word "MOVES" on this video and I’ll get my 1 page pre-approval checklist over to you.

10/16/2026

What happens when your home appraisal comes in $15,000 lower than your purchase contract?

Most buyers panic and assume they either have to drain their savings or lose the house.

Here is the exact 4-step framework we use:

1. Seller Price Reduction: Ask the seller to lower the price to appraised value.

2. Split the Difference: Meet halfway between contract price and appraisal.

3. Buyer Cash Cover: Bring extra funds to closing.

4. Simply back out of the transaction under the financing contingency.

5. Reconsideration of Value (ROV): Audit the appraisal with your lender using closed market comps

WANT MY 1-PAGE APPRAISAL GAP GUIDE?

Comment the word "GAP" on this video and I’ll get it right over to you.

10/09/2026

Thinking of visiting a new construction model home this weekend? READ THIS FIRST.

New builder subdivisions in Gilbert, Chandler, and Mesa are offering incredible incentives right now—including pretty huge and also PERMANENT rate buydowns. No, I can't match them. No, I don't get paid for this. My job is to get my clients into the right house and the right loan, and sometimes that isn't through me. Read on for more of my thoughts ont his.

Walking into the builder sales office unrepresented is a massive financial risk.

Here are 3 reasons why going solo on new construction backfires:
1. The Sales Rep Represents the Builder: Their legal duty is to protect the builder's profit margin, not your wallet.
2. The "First Visit" Registration Rule: If you visit or register on a builder's site without your agent, many builders will strictly ban you from having representation later. This matters a lot down the line.
3. Unchecked Upgrades & Contracts: Who is auditing your lot premiums, elevation costs, and third-party inspections?

Pair up with a sharp local buyer's agent BEFORE you step into a model home. It costs you nothing and protects your interests.

WANT OUR NEW CONSTRUCTION BUYER CHECKLIST?

Hit the FOLLOW button for daily, zero-fluff home loan strategy.

📲 GET THE FREE 1-PAGE GUIDE:
• Comment the word "BUILDER" on this video and I’ll DM you our 1-page checklist on what to look out for on new construction before signing!

Let me know in the comments, have you bought a new construction and taken advantage of any of the builder incentives? How did it work out for you?

10/08/2026

The Wall Street Journal says 7% rates are wrecking the homebuyer playbook... here is the history lesson everyone missed.

If you’ve seen the latest WSJ headlines, it's easy to panic.

Let's keep it 100% real:

1. If buying a home doesn't fit your household budget right now, stay on the sidelines and save. There is zero shame in renting.

2. If you never want to own a home? That’s totally fine too—flexibility is valuable!

BUT if you ARE actively looking to buy in Arizona or the PNW, ask yourself: WHICH SIDE OF THE TABLE CAN WAIT?

We saw this exact same scenario play out in late 2023. When rates spiked, buyers froze. But home builders carrying millions in inventory couldn't wait—so they started offering massive closing credits and rate buydowns to move homes.

Right now, New Construction builders in Gilbert, Chandler, and Mesa are using corporate lender accounts to offer master-account rate buydowns—dropping effective mortgage rates down into the 5s and sometimes even lower, completely paid for by the builder.

That being said, don't just walk into the builder sales office! Follow my page and see my next video with some more thoughts on this strategy.

And let me know, if you were in the market recently, did you decide to sit out for now due to the current rate environment?

10/08/2026

The Wall Street Journal says 7% rates are wrecking the homebuyer playbook... Well, like any other sport, then we need to adjust our plays.

Let's keep it 100% real:
1. If buying a home doesn't fit your household budget right now, stay on the sidelines and save. There is zero shame in renting.

2. If you never want to own a home? That’s totally fine too—flexibility is valuable!

BUT if you ARE actively looking to buy in Arizona or the PNW, today's market lull is a good time to sharpen up the strategy to maximize your savings.

Instead of fighting 10 other offers in a bidding war, smart buyers are asking resale sellers for $10,000+ in SELLER CREDITS at closing.

We use those funds to execute a PERMANENT RATE BUYDOWN—permanently lowering your monthly payment for the entire loan (click my profile for my thoughts on temporary buydowns, it requires it's own video)

If rates drop down the road, you can always refinance. But if you sit on the sidelines until rates fall, pricing firms up and seller concessions start to go away.

WANT TO SEE HOW A SELLER CREDIT COMPARES TO A PRICE DROP?

Hit the FOLLOW button for daily, zero-fluff market strategy.

GET THE 1-PAGE GUIDE:

• Comment the word "RATE" on this video and I’ll DM you our 1-page breakdown comparing permanent buydowns vs. price cuts!

09/24/2026

Why your fixed mortgage payment keeps going UP every year... 🛑🏠

If you’ve opened your annual escrow statement and noticed your monthly payment jumped by $100 or $200, your interest rate didn't change.

Your HOMEOWNERS INSURANCE did.

According to the latest ICE Mortgage Monitor report:
• The average single-family mortgage holder now pays $209/month for homeowners insurance.
• Insurance premiums have surged nearly 80% since 2020.
• Insurance now represents roughly 9.6% of your total monthly housing cost.

Here is the hidden lesson buried in the report: LOYALTY COSTS MONEY.

The Data Breakdown:
❌ Homeowners who stayed with their current carrier saw premiums INCREASE by an average of 10.4%.
âś… Homeowners who shopped and switched carriers DECREASED their premiums by an average of 6.6%.

That’s a ~$440/year swing simply for re-shopping your policy!

Whether you own a home today or plan to buy in Arizona or the PNW, you need to audit your home and auto policies every single 12 months.

***

đź’ˇ WANT TO AUDIT YOUR HOUSING OVERHEAD?

Hit the FOLLOW button for daily, zero-fluff debt strategy.

📲 CHOOSE YOUR NEXT STEP:
• Planning an acquisition in the next 3 to 12 months? DM me "STRATEGY."
• Need a recommendation for top independent insurance brokers who shop multiple carriers? DM me "INSURANCE."

👇 DROP A COMMENT BELOW:
When was the last time you actually re-shopped your homeowners insurance? 1 year ago, or never? Let's discuss!

09/23/2026

UPDATE: The Mesa HOA officially backtracked and reached a settlement with the homeowner!

If you followed the viral story of the Mesa homeowner facing foreclosure over a $977 unpaid HOA assessment, there is finally good news. Following massive public outrage and local media coverage, the association agreed to a resolution so he keeps his $475,000 home.

While this is a great outcome, it highlights 3 critical lessons every Arizona property owner needs to remember:

1. Public Transparency Works: The HOA didn't reverse course voluntarily—they acted because public exposure forced accountability.
2. If you are buying into an HOA, you absolutely MUST REVIEW THE HOA DOCUMENTS PROVIDED TO YOU PRIOR TO PURCHASE
3. In addition to reviewing the HOA documents, a simple google search of your HOA's name will often yield all sorts of information from news sites, or even general sites like Next Door.

All right for the comments, how many of you that live in an HOA neighborhood actually read your HOA docs prior to purchasing your home?

09/23/2026

Evaluating a 1-year temporary buydown vs. a permanent rate buydown

Gene brought up a great point on break-even math, but there are two critical variables that spreadsheet models often miss:

1. Real Pricing Engine Math:
On a $400k loan scenario, $6,000 in permanent discount points drops the rate enough to save closer to $130–$150/month in today's wholesale pricing. That pulls the real break-even period down into the 38-to-45 month window—not 10 years.

2. The Psychological Anchor & Payment Shock:

A 1-year temporary buydown saves $500/month today, but in Month 13, that client’s payment increases by $500 overnight. If long-term mortgage rates stay anchored in the 6s through 2027 (as multi-year forecasts project), that temporary savings turns into a massive payment shock.

Break-even math is essential, but long-term payment stability and risk management matter even more.

DROP A COMMENT BELOW:
Would you rather take a 12-month temporary discount, or lock in a permanent lower payment for all 30 years? Let's discuss!

WANT REAL NUMBERS INSTEAD OF TEMPORARY TEASERS?

Hit the FOLLOW button for daily, zero-fluff market strategy.

CHOOSE YOUR NEXT STEP:
• Planning a move in Arizona or the PNW in the next 3 to 12 months? DM me "STRATEGY."
• Want to calculate permanent rate buydowns on your target budget? DM me "PERMANENT."

09/23/2026

Listen to what the Federal Reserve is actually saying about inflation.

Federal Reserve Chairman Kevin Warsh just stated it plain and simple: inflation remains higher for longer than expected.

If your entire homebuying strategy is: "I'm just going to wait until mortgage rates fall back to 5%," here is the plain-English translation of what this means for you:

1. The Fed Doesn't Set Mortgage Rates: Mortgage rates track 10-Year Treasury yields and inflation expectations, not just overnight central bank decisions.

2. Higher for Longer: As long as inflation stays sticky, borrowing costs will remain anchored in today's range. Waiting for a massive rate collapse is going to be a while.

3. The Sidelined Buyer Trap: If rates ever do drop significantly, millions of buyers will rush back in at once, creating bidding wars and wiping out seller concessions.

The Play: Timing the market rarely works. Instead, if you feel ready, then move forward. It's scary, but you have to let us pro's find the best deals for you and right now that involves a lot of negotiation, shopping the best loan, and working the seller concessions while there are fewer buyers out there. That being said DO NOT get in over your head. It's simply not worth being housepoor, regardless of the market conditions or "deal" that you find.

Make decisions based on today's real numbers—not speculative rate forecasts for next year.

***

đź’ˇ WANT REAL NUMBERS INSTEAD OF MEDIA HYSTERIA?

Hit the FOLLOW button for daily, zero-fluff market strategy.

📲 CHOOSE YOUR NEXT STEP:
• Planning a move in Arizona or the PNW in the next 3 to 12 months? DM me "STRATEGY."
• Want to calculate a seller-funded permanent rate buydown? DM me "PERMANENT."

👇 DROP A COMMENT BELOW:
Are you waiting on the sidelines for rates to drop, or are you looking for seller leverage today?

09/22/2026

If a lender tells you to take a "temporary rate buydown" because "rates are going to crash soon," please read this before you sign anything! ⚠️🏠

Lots of banks are pushing "2-1 temporary buydowns" right now. They lower your payment for the first year or two, promising you that you can "just refinance" when rates drop.

Here is the problem: The latest multi-year forecasts from Fannie Mae and the Mortgage Bankers Association show that mortgage rates are expected to stay in the 6% range for the next few years.

Hoping rates will magically drop to 4% or 5% in 12 months isn't a plan—it's a risk.

Here’s what we do for our homebuyer clients instead:
We negotiate a PERMANENT RATE BUYDOWN paid for by the seller.

We ask the seller for a closing credit and use those funds to permanently drop your interest rate for all 30 years of your loan.

Your lower monthly payment is locked in forever, and you never have to worry about what interest rates do next year.

Got questions about how much a seller credit could lower your monthly payment? Drop a comment or send me a direct message—I'm always here to run the real numbers with you!

Anyone here get stuck with one of these towards the middle of 2022 and later? What are your experiences?

Address

3100 W Ray Road #201
Chandler, AZ
85266

Telephone

+15037847382

Website

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