Preston Hamilton Sr. Mortgage Specialist Nmls#1593098

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.

08/27/2026

The "21st Century ROAD to Housing Act" is officially law. While mainstream outlets are celebrating it as a silver bullet for affordability, institutional capital and sophisticated market participants are already adapting.

Here is my objective breakdown of the legislation:

🏛️ The Core Provisions:
• Banning corporate entities with 350+ single-family properties from acquiring additional existing home inventory.

• Supply Incentives: Streamlining federal development block grants and reducing permitting red tape to encourage new residential construction. Most people don't realize that permit and development costs a ton of time and most importantly money. Making things quicker and cheaper is key to balancing supply and demand.

• Financing Expansion: Updating underwriting parameters to broaden access for entry-level buyers. (Freeing up access to loans for more buyers)

📊 The Institutional Pivot:
This legislation targets investors competing against everyday families on existing for-sale inventory. However, it explicitly exempts new construction and "build-to-rent" master-planned developments. Institutional capital isn't exiting real estate—it is simply pivoting directly to builder pipelines.

All of these steps look good on paper, but won't dramatically change the market overnight. There are two major issues that still plague construction of new homes and that is the cost of materials and a lack of skilled labor. The elders of the trades are aging out and there aren't nearly enough young people moving into them to replace them. So the cost of that labor has increased dramatically. And we haven't seen the cost of materials come down since Covid. But, small steps compounded can have big affects down the road. So fingers crossed!

If you have questions about home loans, just reach out, my team and I are able to lend in 48 states. Post any comments, rebuttals, or questions below or just shoot me a DM.

Attention Veterans: If you have an old unpaid collection on your credit report, this one rule change could save your hom...
08/26/2026

Attention Veterans: If you have an old unpaid collection on your credit report, this one rule change could save your home purchase! 🇺🇸🏠

If you’re applying for a mortgage with an unpaid collection account (that isn't medical), most lenders use a generic formula that adds a massive monthly debt to your file.

For example, on an old $6,000 credit card collection:
• FHA or USDA loans count a $300/month payment against your income!
• A VA loan only counts $25/month against your income!

Why? Because the official VA rulebook (Pamphlet 26-7) divides that 5% calculation by 12 months! That gives you $275/month MORE in qualifying power!

If you were previously told "no" by a big retail bank because of credit or collection accounts, don't give up. You might just need someone who underwrites directly to official VA rules without extra bank restrictions.

Got questions about your VA Certificate of Eligibility or credit requirements? Drop a comment or send me a direct message—I'm always here to help my fellow Veterans run the real numbers! 🏛️

08/26/2026

The White House is reportedly weighing a major change to the Capital Gains Tax on home sales. 🛑🏠

If you’ve owned your home for more than a few years, this could mean keeping tens of thousands of dollars more in your pocket when you sell.

Here is the plain-English truth about what's actually being proposed—and why it matters:

1. The Current Rule is Outdated: Under current tax law, single filers can exclude $250,000 in equity gains, and married couples can exclude $500,000 when selling a primary home. The problem? Those limits were set in 1997 and haven't changed in nearly 30 years.
2. The "Lock-In" Effect: Because home values have skyrocketed, millions of long-term homeowners are sitting on gains well above those limits. Many refuse to sell simply because they don't want to hand a massive chunk of their equity over to the IRS.
3. The Proposal: White House advisors are looking at expanding those exemptions—potentially doubling the limits or indexing them to inflation—to encourage locked-in homeowners to list their homes.

Will it pass immediately? Unlikely without Congressional action. But it highlights a critical financial lesson: Wealth isn't just about what you sell your house for—it’s about how much equity you actually keep after taxes and debt structuring.

***

💡 WANT TO OPTIMIZE YOUR HOME EQUITY & DEBT STRATEGY?

I skip the headline hype and send direct, plain-English market analysis every single Friday morning.

📲 CHOOSE YOUR NEXT STEP:
• Planning a move in the East Valley in the next 3 to 12 months? DM me "STRATEGY."
• Want our weekly macro data delivered to your inbox? DM me "DATA."

08/25/2026

Congress just introduced a bill called the MOVE Act (H.R. 10028) that could let you take your 3% or 4% interest rate with you when you buy your next house. 🛑🏠

It’s called a "portable mortgage," and while it sounds incredible on paper, the number one question I keep getting is:

"If my old mortgage transfers over, how on earth does the person selling the new house actually get paid?"

Here is the simple, real-world math of how it would work at the closing table:

Say you sell your current home and carry your existing $300,000 mortgage at 3% over to a new $600,000 house. The seller of that new house expects $600,000 in cash at closing.

Where does their money come from?
1. The $300,000 original mortgage that moves with you.
2. The equity/cash profit you kept from selling your old home.
3. A second, smaller loan at today’s market rates to cover whatever gap is left over.

Title settles the funds, wires the full $600k to the seller, and you walk away with your 3% rate intact on the main portion of your debt.

The catch? This bill is still sitting in committee, and the institutional bond market isn't going to let it pass easily without a fight. Waiting on Congress to pass a law is NOT a housing strategy.

***

💡 WANT THE UNFILTERED MATH ON CAPITAL & MARKET TRENDS?

I skip the headline hype and send direct, plain-English market breakdowns every single Friday morning. No sales pitches, no pressure—just raw financial strategy.

📲 Want in on the weekly brief?
• If you're planning a move in the next 3 to 12 months: DM me "STRATEGY"
• If you want our weekly macro data sent to your inbox: DM me "DATA"

Or tap the link in my bio to join our private email list! 🏛️

07/24/2026

The number one mistake I see Veterans make when preparing to buy a home?

Waiting until they are under contract to pull their VA Certificate of Eligibility (COE). 🛑🇺🇸

Your COE is the official document from the Department of Veterans Affairs that proves your service eligibility, calculates your remaining entitlement (especially for Tier 2/Secondary Entitlement), and confirms if you qualify for a VA Funding Fee exemption.

Here’s the problem: Most buyers assume pulling a COE is always instantaneous.

While about 70% of clean files can be pulled in 30 seconds through our direct WebLGY system, the remaining 30% hit friction:
• Missing DD-214s or unverified Guard/Reserve service points.
• Un-restored entitlement from a previous home you sold or refinanced.
• Mismatched military records or surname changes.

If your file hits one of these snags AFTER you go under contract, you could face a 2-to-4-week manual VA administrative review—putting your earnest money deposit and closing date at risk.

How to get your COE pulled early:

Option 1: Log into VA.gov or eBenefits and request it directly through the portal.
Option 2: Mail in VA Form 26-1880 to your Regional Loan Center (slowest path, takes weeks).
Option 3: Have me pull it for you. As an independent wholesale specialist, I can log directly into the VA’s WebLGY portal and retrieve your COE in seconds—completely free, with zero cost or obligation to buy a home.

If it comes up instantly, you're cleared for takeoff. If it gets flagged, we fix it now—NOT when you're 10 days out from closing.

***

🛠️ CHOOSE YOUR NAVIGATION PROTOCOL:

⚡ [1] NEED YOUR COE PULLED? Want me to run your COE through WebLGY today to check your exact entitlement and funding fee status? DM me "COE."

🏡 [2] THE FUTURE BUYER BRIEF: Planning a VA purchase in Gilbert, Chandler, or the surrounding East Valley and want a numbers-first strategy? DM me "STRATEGY."

📊 [3] THE DATA BRIEF: Want our raw macroeconomic analysis and local rate updates sent directly to your inbox every Friday? DM me "DATA."

07/20/2026

No, you do NOT have to buy a home.

If you’re waiting for a mortgage professional to give you permission to rent, here it is: Renting is completely fine. Keeping your cash liquid is completely fine.

The retail real estate industry has spent decades trying to shame renters into believing they are "throwing money away." But if we sit down and run the strict, unemotional math on a spreadsheet... buying a primary residence isn't always the ultimate investment strategy compared to keeping your capital liquid in high-yield investments.

My job is not to sell you a mortgage. My job is to give you uncompromised financial architecture so you can make the right decision for your household.

You don't buy a primary home for the spreadsheet math. You buy it for the Return on Lifestyle:
• Total stability for your family.
• A permanent backyard where your kids can grow up without fear of a lease non-renewal.
• The freedom to BBQ nekkid in your back yard..............Unless you buy in an HOA😂

If buying a home doesn't make strategic or emotional sense for you today, don't do it. But if you want an honest, numbers-first evaluation of your options without a pushy sales pitch, shoot me a DM and I'll get you on my "Future Homebuyer" newsletter. I send it out every Friday. Just useful tips to help you along your journey. Whether you get a loan through me or even someone else eventually.

Feel free to comment or DM with any questions about homeloans as well. I live and breathe this stuff.

07/16/2026

The traditional housing machine is actively failing our military families.

National housing metrics reveal a staggering gap: while roughly 80% of American veterans successfully achieve homeownership, only 15% have ever actually utilized the VA home loan benefit they earned.

The other 85% are actively being guided into standard conventional or FHA financing. Why? Because the retail mortgage machine treats VA guidelines like an administrative headache, and uneducated agents frequently tell buyers that "sellers won't accept VA offers."

It is a complete narrative failure that is costing military households massive amounts of capital.

Let's look at the actual tape for the Arizona market:

• Bypassing the VA loan means choosing to pay thousands in unnecessary down payments and monthly Mortgage Insurance (PMI)—fees the VA completely eliminates.

• It means missing out on the lowest average interest rates of any consumer debt vehicle on earth.

• It means ignoring the structural safety net of Tier 2 Entitlement, which legally allows a veteran to hold two active VA loans simultaneously.

You didn't just "qualify" for this framework—you pre-paid for it with your service.

Buyers, Agents, current owners. If you have questions about how to use the VA home loan benefit, feel free to comment below or shoot me a DM. This isn't just a sales pitch, I truly feel that educating the community on the value of this program benefits everyone. A rising tide raises all boats.

07/15/2026

The single biggest barrier to property tax-free homeownership for Arizona Veterans is officially DEAD.

Historically, Arizona offered 100% service-connected disabled veterans a complete property tax waiver on their primary residence. But there was a major catch: a restrictive household income limit of roughly $40k. If you or your spouse had a standard W-2 job or business, you were disqualified.

It was a penalty on veterans who chose to continue working and building wealth.

Thanks to the passage of HB 4168, that income limit is completely eliminated starting in Tax Year 2027.

What this means for you:
• 100% Service-Connected = 100% Tax-Free primary residence in AZ.
• No income caps. No spousal earnings penalties. No business income limits.
• Note: You still must re-apply annually with your county assessor between Jan 2 and March 1.

Want more home loan related info delivered to your inbox in my weekly newsletter? Pick which one you would prefer and let me know. I send it every Friday morning. No spam, no texts or anything. Just data you can use.

⚡ [1] THE FUTURE BUYER BRIEF: Planning to buy in Gilbert, Chandler, or the surrounding area and want to start learning about the next steps? DM me "STRATEGY."

📊 [2] THE DATA LIST: Want my raw, zero-fluff macroeconomic analysis and local rate breakdowns sent to your inbox every Friday morning? DM me "DATA."

07/14/2026

The traditional mortgage industry simply isn’t built for entrepreneurs.

If you are self-employed in the Valley, you already know the drill:

You work hard to build a profitable company, your CPA does an incredible job minimizing your tax liability, and then a standard retail bank treats you like a secondary risk because your net schedule C doesn't match their rigid corporate boxes.

They look at your tax returns, tell you that you "don't make enough money," and completely ignore the actual liquid cash flowing through your business.

being self-employed myself I refuse to operate inside that broken framework. There are a ton of ways for your next home loan to be done, and it doesn't always have to mean a higher rate or more down payment.

Here is how I'm actively closing loans for self employed borrowers:

-Most loan officers don't know how to reverse engineer your income off your S/E tax returns. Things like Bonus Depreciation, Business Use of Home, Amortization etc are all supposed to be added back into your income. Almost nobody ever does this right. And it's a regular, conventional loan this way.

- Bank Statement Programs: Underwriting your cash flow using 12 to 24 months of actual business bank deposits, completely bypassing your net tax returns.

- No-Doc / P&L Only Options:
Using an audited Profit & Loss statement signed by your CPA to verify operational health rather than generic tax transcripts.

Have a question about your specific scenario? Shoot me a DM and I'll give you a personal answer. Or post it in comments for the good of the community.

Want a weekly newsletter delivered to your inbox every Friday? Shoot me a DM and I'll add you to the list. No tricks, no spam, no hassle. Just actionable info you can use to learn about the world of home loans. One is more technical and about how the rate environment is moving based on the market (Think bonds, inflation reports etc), and the other is geared for people who are buying a home in the next 24 months that simply need more education on the process. Let me know which you prefer to be on.

07/13/2026

Figured I would address this one. While mortgage rates have crept up incrementally after the peace deal fell apart. They haven't really skyrocketed like people feared they would. The reason is actually pretty simple. A couple weeks ago, I already advised this would happen simply due to the fact that the investors on the bond market were already adding a "volatility tax" to the bond market. Meaning, even though things had calmed down a bit. They really didn't think it would hold up. If you contrast this with the price of oil, the fluctuations have been more extreme.

We are still trending in about the same range on most loans that we have been in for about a year now, in fact, looking at the data from this week last year, we are about 0.07 percent lower in average rate on a conventional thirty year fixed. I don't expect this to change much for a while. Things are going to have to come to a solution that the bond market feels is permanent, I'll let everyone else argue about what that may be.

That said, since I have access to a couple hundred lenders on the wholesale side of home loan lending, I'm still able to find deals for clients. And working closely with your real estate agent, we can usually still structure a pretty good loan for you. The price of the house, and the rates you see on the news are just a starting point, the overall package is always a lot more nuanced than that.

If you have any questions about today's video, feel free to comment or just DM me for a private answer.

If you have questions about a home loan scenario, same deal. Either comment below or shoot me a DM if it's personal.

If you want my weekly newsletters that I deliver to your inbox with more insights and tips for the homebuying process. DM me "Market Update" for the more technical one that talks about what rates are doing and where they are likely heading.

DM me the phrase "Future Homebuyer" if you want the one that is geared more for people that will be purchasing a home in the next 24 months.

You can be on both, and they are free. No spam or tricks, just useful information to help guide you in the process.

Address

3100 W Ray Road #201
Chandler, AZ
85266

Telephone

+15037847382

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