Alice Cordova Account Executive

Alice Cordova Account Executive Our professionals are dedicated to help clients with their mortgage needs big or small. NMLSID #75243 PRMG Inc.

(NMLS #75243) has successfully helped homeowners purchase and refinance their homes across the country for well over a decade. PRMG has consistently been recognized within the top 25 largest independently owned mortgage lenders in the nation. PRMG is a technology-based mortgage company that lends nationwide, but still provides personal service to our clients. As a direct lender/servicer, PRMG work

s to find the best possible financing scenarios, ranging from competitive financing for the first-time homebuyer to multi-million-dollar loans for the more experienced homeowner.

As of August 3, 2026, Fannie Mae retired its Limited Review process and Freddie Mac retired Streamlined Review, the fast...
09/03/2026

As of August 3, 2026, Fannie Mae retired its Limited Review process and Freddie Mac retired Streamlined Review, the fast-track paths that let a condo project skip a full underwriting deep-dive when a borrower put enough down. That shortcut is gone now, regardless of down payment size, and every condo project goes through Full Review instead.

The projects most likely to get caught are the ones that were always a little non-warrantable: active litigation, high investor concentration, a commercial space on the ground floor, delinquent HOA dues. Those used to slide through on a Limited or Streamlined Review. Now they don't.

That's exactly what PRMG's Non-QM programs are built for. DSCR and Income Qualifying both finance non-warrantable condos directly, up to 80% LTV on Income Qualifying and up to 75% LTV on DSCR, with no cap on the number of non-warrantable items a project has.

Litigation is fine as long as it's non-structural and doesn't threaten marketability. Investor concentration up to 100% is fine. Single entity ownership up to 30% is fine. HOA dues delinquency up to 20% of units is fine. None of it stops the file.

The Alternative AUS Solution covers non-warrantable condos too, at up to 70% LTV, for the DU 'Ineligible' loans that just need a different investor, not a different borrower.

Worth flagging any condo file already in the pipeline against these new rules, rather than assuming it clears review the way it would have a few months ago.

Save this and share it with a loan officer who has a condo file in their pipeline.

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Mortgage Broker | Wholesale Lending | TPO Lender | Condo Loan | Non-Warrantable Condo | Fannie Mae Condo Review | Freddie Mac Condo Review | Non-QM Condo Financing | DSCR Loan | Income Qualifying Non-QM | Alternative AUS Solution | Condo Project Approval | Mortgage Industry News | Loan Officer Tips | Mortgage Professional | Broker Channel | Non-QM Lending | Mortgage Industry Education | Third Party Origination | Home Loan Programs | Mortgage Broker Resources | Wholesale Lender Support

Here's the decision most loan officers never actually make themselves: they let the AUS make it for them. If the system ...
08/27/2026

Here's the decision most loan officers never actually make themselves: they let the AUS make it for them. If the system returns an eligible waiver, it gets accepted, no second thought given to whether the borrower or the deal is actually better served by skipping it.

Picture a purchase in a neighborhood where comps are inconsistent, or a borrower who negotiated hard on price and would benefit from an appraisal coming in low enough to renegotiate. Take the waiver automatically in either scenario, and the file closes faster while quietly removing a tool that could have worked in the borrower's favor.

Eligibility from Fannie Mae or Freddie Mac also isn't the same as approval from every investor or every loan type. Some overlays still call for a full appraisal regardless of what the AUS returns, which means the decision isn't as automatic as the eligibility flag makes it look.

The fastest path isn't always the best one. Before you accept a waiver by default, ask what the borrower actually needs out of the valuation, not just what the system is willing to skip.

Save this and share it with a loan officer who takes every eligible waiver automatically.
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This is where a lot of loan officers underestimate their own pipeline. A retiree who says 'I don't have a paycheck anymo...
08/25/2026

This is where a lot of loan officers underestimate their own pipeline. A retiree who says 'I don't have a paycheck anymore, but I'm comfortable' isn't handing you a decline. They're handing you a program, if you know to look for it.

The financial advisors, wealth managers, estate attorneys, and CPAs already active in your market are having these conversations every week. They just haven't been thinking of their clients as mortgage-ready, because most lenders never gave them a reason to. One relationship with an advisor who works with retirees can generate more of this business than a season of general marketing, because that advisor is already sitting across from the exact borrower this program was built for.

The same mismatch shows up in a client who just sold a business. The proceeds are sitting in an account, not yet restructured into anything that looks like income, and the timeline to buy a home doesn't always wait for that to happen. Different life stage, same fix.

Before you decline on income, run the numbers a different way. A pay stub is one version of a borrower's financial picture. It isn't the only one, and it isn't always the accurate one.

Save this and share it with a loan officer working with retirees or high-net-worth clients.
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Non-QM wasn't just built for credit challenged borrowers. It was built for borrowers the conventional box was never buil...
08/20/2026

Non-QM wasn't just built for credit challenged borrowers. It was built for borrowers the conventional box was never built for.

Picture a borrower who owns four short-term rentals across two states. Her personal tax return shows almost no income, because every property is structured to minimize it. A conventional lender looks at that return and sees a low-income borrower who barely qualifies for anything. An investor-focused lender looks at her portfolio and sees four cash-flowing assets carrying themselves. DSCR qualifies the deal on the property's income against the payment, not her personal return, so her actual finances never have to be the obstacle.

As she scales past four properties, the questions get more specific: loan amount capacity, reserve requirements, how many financed properties she can carry at once. Those aren't dealbreakers. They're structure questions, and they have answers.

She isn't a hard file. She's a well-qualified investor who's been asking the wrong lender the right questions. The right lender already built the program for her.

Save this and share it with a loan officer working with investors.

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Mortgage Broker | Wholesale Lending | TPO Lender | DSCR Loan Program | Investment Property Financing | Short-Term Rental Financing | Real Estate Investor Loan | Rental Property Mortgage | Non-QM Investor Loan | Investor Cash Flow Loan | Airbnb Property Financing | Portfolio Investor Mortgage | Loan Officer Tips | Mortgage Professional | Broker Channel | Non-QM Lending | Real Estate Investing | Mortgage Industry Education | Third Party Origination | Home Loan Programs

Sometimes a deal doesn't fall apart due to the interest rate. It falls apart at the parts nobody double-checked, and rig...
08/18/2026

Sometimes a deal doesn't fall apart due to the interest rate. It falls apart at the parts nobody double-checked, and right now, insurance is one of the biggest ones.

2026 marks the fifth straight year of rising homeowners insurance premiums, with the national average climbing to roughly $3,057 a year. In higher-risk states, the number is far more dramatic. Florida homeowners are commonly paying $5,500 to $11,000 a year depending on the county and proximity to the coast. Insurance is part of the housing payment that gets factored into DTI, which means a premium that comes in higher than what was estimated at pre-approval can push a borrower's ratio past the line by the time they're ready to close.

The gap usually shows up in predictable places: a pre-approval built on an estimated premium from months earlier, a property in a higher-risk zone the borrower didn't budget for, or an actual insurance quote that lands well above what everyone assumed. Getting a real quote early in the process, instead of an estimate, catches the problem while there's still time to work around it.

The rate gets all the attention. The insurance bill is what's quietly deciding whether the math still works.

Save this and use it on your next file in a higher insurance-cost area.
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Mortgage Broker | Wholesale Lending | TPO Lender | Homeowners Insurance Rates | Debt To Income Ratio | DTI Calculation | Rising Insurance Premiums | Mortgage Qualifying Ratio | High Risk Insurance Market | Florida Homeowners Insurance | Insurance Cost Impact | Mortgage Underwriting Tips | Loan Officer Tips | Mortgage Professional | Broker Channel | Home Affordability | Mortgage Process Education | Third Party Origination | Home Loan Programs | Real Estate Financing News

September 15 is the deadline for Q3 estimated tax payments, and for a lot of self-employed borrowers, that means sitting...
08/13/2026

September 15 is the deadline for Q3 estimated tax payments, and for a lot of self-employed borrowers, that means sitting down with their accountant well before then to figure out what they owe.

That process happens to produce exactly the information a bank statement or CPA-prepared P&L qualification is built around: real income and expense numbers, reviewed while they're fresh, not filtered through a full tax return yet. It's also the moment write-offs come into sharpest focus. The same deductions that lower a self-employed borrower's tax bill are often what shrinks their qualifying income on a conventional file. Once the return is finalized months from now, those numbers are locked in for any conventional review.

That makes the weeks before September 15 a natural opening to have the mortgage conversation, not after the return is filed and the picture is set. A borrower whose business had a strong year may qualify for more than they assume, especially if this year's numbers don't look like last year's return.

Reach out before the deadline, not after.

Save this and share it with a loan officer who works with self-employed borrowers.
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Mortgage Broker | Wholesale Lending | TPO Lender | Self-Employed Mortgage | Bank Statement Loan Program | 1099 Income Mortgage | CPA Prepared P&L Loan | Estimated Tax Payment | Quarterly Tax Deadline | Self-Employed Borrower Financing | Non-QM Income Documentation | Alternative Income Mortgage | Small Business Owner Mortgage | Loan Officer Tips | Mortgage Professional | Broker Channel | Non-QM Lending | Mortgage Industry Education | Third Party Origination | Home Loan Programs

Most of the friction here isn't really about the mortgage. It's about how early a family starts treating the move as rea...
08/11/2026

Most of the friction here isn't really about the mortgage. It's about how early a family starts treating the move as real. Orders arrive with a report date attached, but believing the move is actually happening tends to lag behind the paperwork by weeks. That gap is exactly where a loan officer who reaches out early earns trust that a lender who waits for the phone to ring never gets.

The families who handle this best usually aren't relying on a lender in isolation. They're getting steered by a relocation-focused real estate agent, a base housing office, or a spouse network that already has a shortlist of who handles PCS financing well. Building relationships with those referral sources matters more here than in almost any other niche, because by the time a family starts searching on their own, they've often already been pointed toward someone.

Orders also change. A report date can move up, get extended, or shift to a different duty station entirely, sometimes with very little notice. The loan officer who builds in a buffer instead of planning against a single fixed date is the one who doesn't get caught flat-footed when that happens.

None of this is complicated. It just requires treating the calendar as seriously as the family already is.

Save this and share it with a loan officer who works PCS season.
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# PRMGTPO

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As of this week, the condo review process changed for good, and a lot of loan officers haven't caught up yet.The Limited...
08/06/2026

As of this week, the condo review process changed for good, and a lot of loan officers haven't caught up yet.

The Limited Review process, the shortcut that let established condo projects skip a full review, is officially retired as of August 3, 2026. Most condo projects now require a full review: HOA financials, insurance documentation, reserve studies, and any pending special assessments all get a closer look than they used to. It's a response to a real problem. Underfunded reserves and rising insurance costs have made condo buildings a bigger risk than the old shortcut process accounted for, and a related change taking effect in 2027 will require associations to reserve at least 15% of their annual budget for repairs, up from 10%.

For loan officers, the practical impact is timeline. A condo file that used to move quickly may not anymore. The loan officers staying ahead of this are asking for the HOA budget, reserve study, and insurance declarations upfront, before they're deep into a file and discovering a documentation gap that costs them two weeks.

Know the change before your next condo file, not in the middle of it.

Save this and share it with a loan officer who works condo transactions.
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Mortgage Broker | Wholesale Lending | TPO Lender | Condo Loan Financing | Condominium Mortgage | HOA Financing | Condo Project Approval | Fannie Mae Condo Guidelines | Freddie Mac Condo Review | Limited Review Retirement | Condo Insurance Requirements | Special Assessment | HOA Reserve Study | Condo Buyer Financing | Loan Officer Tips | Mortgage Professional | Broker Channel | Mortgage Underwriting Update | Third Party Origination | Real Estate Financing News

Every AE on this team fields the same handful of questions on repeat. Here are the honest answers to the ones we hear mo...
08/05/2026

Every AE on this team fields the same handful of questions on repeat. Here are the honest answers to the ones we hear most.

"What happens if I bring you a file mid-process from another lender?" We review it with you before you commit to anything, so you know exactly what you're walking into before you make a move.

"Do I lose control of the borrower relationship if I go Non-Delegated?" No. You own the timeline, the communication, and the experience from start to finish. PRMG reviews and funds behind you.

"What if my scenario doesn't fit anything on a rate sheet?" That's exactly what the Scenario Desk is for. Bring the scenario before you bring the file.

"How fast can I actually get an answer on a complex deal?" Most Scenario Desk reviews happen the same day, with a real person, not a ticket number.

"What's the catch with Non-QM pricing?" There isn't a hidden one. Pricing runs transparently before you build a file.

If your question isn't here, that's what your AE is for.

Save this and share it with a loan officer who's been wondering the same things.
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Conditions mid-file aren't always unavoidable.Most of the time there was something visible upfront that didn't get addre...
07/30/2026

Conditions mid-file aren't always unavoidable.

Most of the time there was something visible upfront that didn't get addressed before submission. A large deposit that needed a letter. A missing page from a bank statement. A borrower change that happened after the application but before the underwriter saw it. These aren't surprises to a loan officer who reviewed the file before submitting. The difference between a file that moves fast and one that stalls is almost always how well the loan officer knew it before it hit underwriting.

Clean files aren't about being perfect. They're about being thorough enough that the underwriter isn't discovering things for the first time. They already know everything the file contains and have context for the things that need context.

Save this. Use it on your next submission.
Share it with anyone on your team who's been getting too many conditions.
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1265 Corona Pointe Court Suite 105
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