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Home Loans Inc: Jason Sharon, Mortgage Broker

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Home Loans Inc: Jason Sharon, Mortgage Broker

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We make home owners! Getting you your home is my priority. I will overcome all obstacles and move a mountain to get you your home.

I will overcome all obstacles and move a mountain to get you your home!

11/03/2026

Justin saw a for-sale-by-owner sign and almost kept driving. He's a veteran and a first-time buyer, and he assumed a VA loan meant he had to hire a realtor.

That's the part most people get wrong. A VA loan does not require a real estate agent. What it requires is the right order of steps.

Here is the path I walk veterans through:

1. Get your Certificate of Eligibility and a preapproval before you contact the owner.
2. Put everything in a written purchase contract with the VA clause, so you are not forced to close if the VA appraisal comes in under the price.
3. Expect a VA-assigned appraisal, and know the home has to meet VA minimum property requirements.
4. Hire your own inspector. The appraisal is not an inspection.
5. Ask the owner for written disclosures and line up a closing attorney early. In South Carolina, an attorney handles closings.

Without an agent, you are the one keeping the file on track. That is very doable when the steps are in order.

One thing you can do today: get preapproved first. It tells you what you can afford and shows an owner you are serious.

If you are a veteran eyeing a yard sign, I am happy to walk you through it. Call 843-LOW-RATE.

Home Loans Inc - Jason Sharon, Mortgage Broker. Company NMLS #1728740, Jason Sharon NMLS #1281448. Equal Housing Opportunity.

11/03/2026

Four conditions. That is all that separates a student loan payment that counts for what Ashton actually pays from one replaced by a number nobody agreed to.

Ashton is a fictional buyer near Chadbourn, NC, on an income-driven repayment plan with a zero payment. The question: does that student loan count against the TD ratio on a USDA loan?

Most people assume one of two things. Either the loan hits the budget for some big number, or a zero payment is automatically ignored. Neither is the full story.

USDA guideline Paragraph 4.22.B.2 says the Loan Originator must use the actual monthly payment under the existing repayment plan if four things are true: the loan is in repayment status, the credit score is 640 or higher, there is no significant delinquency, and payment shock is not more than 100%.

When all four are met and the payment is $0 under an income-driven plan, no student loan payment is considered in the TD ratio. When they are not met, the guideline says to use the higher of the monthly payment on the credit report or 0.50% of the student loan balance.

Here is what you can do today: ask for the student loan line from your credit report, then ask your loan officer, "Under Paragraph 4.22.B.2, which of the four conditions does my file meet?"

If you want a second set of eyes on your file, reach out. I find the path.

Jason Sharon, Mortgage Broker, Home Loans Inc, 843-LOW-RATE
Company NMLS #1728740, Jason Sharon NMLS #1281448
Equal Housing Opportunity

11/03/2026

Joseph, a buyer near Bennettsville, SC, found out something about his last two years of work history that nobody warned him about.

Joseph is a fictional buyer I use to show a situation that comes up often. He stepped away from work for a stretch, then started a new job. He assumed the new paycheck was the whole story.

Here is what most people get wrong. They think a new job is all a conventional lender looks at. But the Fannie Mae Selling Guide, B3-3.4-01, says that if the borrower had gaps in employment of six months or more during the past two years, the lender must document the nature of and reason for the gap and determine that it does not affect income stability.

That is not a denial. It is a documentation requirement.

Here is one thing you can do today. At your first conversation with a loan officer, say: "I had a gap in employment of six months or more in the past two years. What documentation do you need to show the nature of the gap, the reason for it, and that it does not affect my income stability?" Then ask for the document list in writing.

If this sounds like you, I am glad to talk it through. Call 843-LOW-RATE.

Home Loans Inc - Jason Sharon, Mortgage Broker. Company NMLS #1728740, Jason Sharon NMLS #1281448. Equal Housing Opportunity

11/03/2026

Adrianna, a divorced buyer near North Augusta, South Carolina, found out something about her divorce decree that most people never hear. It decides whether an old debt counts against her, and it comes down to one detail about where the payment goes.

Adrianna is a fictional example, not a real client.

Here is the setup. Her decree makes her ex responsible for a debt, but her name is still on the account. Most people assume that debt lands in her ratios no matter what the decree says.

USDA Paragraph 4.22.B.2 says the debt need not be counted if another party has assumed responsibility and the creditor is paid directly, for at least 12 months. If the payments go to the applicant instead, they count as recurring gift income in the ratios.

So the decree alone is not the proof. The paper trail is.

Here is what you can do today. Pull your divorce decree and gather 12 months of records showing the creditor was paid directly. Then ask your loan officer: "My divorce decree says my ex is responsible for this debt, but my name is still on it. Is the creditor being paid directly by my ex, and how do we document at least 12 months of direct payments under USDA Paragraph 4.22.B.2?"

If you are in this spot, reach out and I will help you find the path.

Home Loans Inc - Jason Sharon, Mortgage Broker. Company NMLS #1728740, Jason Sharon NMLS #1281448.

11/02/2026

If you are buying a home you will live in, and someone who will not live there is helping you qualify, this rule decides how much you need down.

Take Dennis, a fictional buyer near Hinesville, GA. A family member who will not live in the home is willing to go on his conventional loan. Dennis figured that helper was a simple yes-or-no question. Either the lender allows it or they do not.

Here is what most people miss. Fannie Mae Selling Guide B2-2-04 says a non-occupant borrower is permitted on a principal residence transaction, but the maximum LTV is limited to 95% when a non-occupant borrower is on the loan. So the helper can be on the loan, and there is still a ceiling on how much can be borrowed against the home. The rest has to come from the buyer.

This is a situation that comes up often, and it is easy to plan for if you know it up front.

Here is one thing you can do today. Ask your lender: "If I add a non-occupant borrower on this conventional loan, what is the maximum LTV, and how much do I need to bring on this purchase price?" Then ask them to cite Selling Guide B2-2-04.

If you want to talk it through, reach out and I will walk you through it.

Jason Sharon, Licensed Mortgage Broker, Home Loans Inc
NMLS #1281448 | Company NMLS #1728740
843-LOW-RATE
Equal Housing Opportunity

Address

2557 Ashley Phosphate Road, North Charleston, SC 29418
Charleston, SC
29418

Opening Hours

Monday	8am - 8pm
Tuesday	8am - 8pm
Wednesday	10am - 8pm
Thursday	8am - 8pm
Friday	8am - 8pm
Saturday	9am - 5pm
Sunday	12pm - 5pm

Website

http://www.homeloansinc.com/, https://docs.google.com/document/d/1MPcxf2KfmwV2xUCLi_gZRL-ZH2stylIz/edit, https://link.in

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