Cole Ausmus - Reliant Mortgage

02/25/2026

Understanding USDA Home Loans: A Zero Down Payment Path to Homeownership
As a mortgage professional, one of the most underutilized programs I see time and time again is the USDA Guaranteed Loan — and I want to change that. If you or someone you know is considering buying a home, this program deserves a serious look.

What Is a USDA Loan?
The USDA Single Family Housing Guaranteed Loan Program is backed by the U.S. Department of Agriculture and designed to help low-to-moderate income borrowers purchase homes in eligible rural and suburban areas. The benefits are substantial and often go unrecognized.

Program Highlights
— 100% financing with no down payment required
— No private mortgage insurance (PMI)
— Below-market, fixed interest rates
— Upfront guarantee fee of 1% (financeable into the loan)
— Annual fee of just 0.35% of the remaining balance
— Closing costs may be financed or covered by seller concessions

Core Eligibility Requirements
Income: Household income must fall within USDA-established limits based on county and household size. General 2025–2026 benchmarks are $119,850 for households of 1–4 and $158,250 for households of 5–8. Note that all adult household income is counted, not just the borrowing party's.
Credit: A minimum 640 credit score is standard for automated underwriting. Scores below 640 may still be considered through manual underwriting with compensating factors.
Debt-to-Income: The standard guideline is 29% housing ratio and 41% total DTI, though exceptions exist with strong compensating factors.
Property: Must be a primary residence located within a USDA-eligible area. Eligible property types include single-family homes, approved condominiums, and certain manufactured homes permanently affixed to a foundation.
Employment: Two years of consistent employment history is required. Self-employed borrowers must provide two years of tax returns.
Citizenship: Borrower must be a U.S. citizen or qualified non-citizen.

Texas-Specific Considerations
Texas presents unique opportunities — and a few nuances — when it comes to USDA financing.
Eligible Areas Are More Widespread Than You'd Think. Many suburban communities surrounding the Dallas-Fort Worth Metroplex, Houston, San Antonio, Austin, and other major metros qualify. Eligibility is determined by the USDA's official property eligibility map, not simply by whether an area "feels" rural.
County-Level Income Limits Apply. Income thresholds vary by county in Texas, and several markets carry higher limits than the national baseline. I encourage every buyer to verify their specific county before assuming they don't qualify.
Community Property State Rules. Texas is one of nine community property states. This means that even if a spouse is not on the loan application, their outstanding debts may still be factored into the qualifying analysis. This is a critical detail that can affect the transaction if not addressed early in the process.
Texas Homestead Law. Texas has strict constitutional homestead protections that affect closing timelines and documentation requirements. USDA loans are fully compatible with these laws, but working with an experienced title company and lender familiar with Texas closings is essential.
Well and Septic Systems. Common throughout rural and semi-rural Texas, well and septic systems are permitted under USDA guidelines but require inspections confirming they meet applicable health and safety standards prior to closing.
Flood Zone Considerations. Given Texas geography, flood zone designations are not uncommon in USDA-eligible areas. If a property falls within a FEMA-designated Special Flood Hazard Area, flood insurance is mandatory and must be included in the borrower's debt-to-income calculation.
Manufactured Housing. USDA loans in Texas can be used for manufactured homes provided the home is permanently affixed to a foundation, titled as real property, and meets all applicable HUD standards.

Is a USDA Loan Right for You?
This program is an exceptional fit for first-time buyers, growing families, and anyone purchasing in a qualifying area who wants to preserve their savings rather than deploy them toward a down payment. The combination of zero down, no PMI, and favorable rates makes it one of the strongest value propositions in today's mortgage market.
If you would like to explore whether you qualify — or simply want to understand your options — I welcome the conversation. A no-obligation consultation takes only a few minutes and could open a door you didn't know was available to you.
📩 Send me a message or call me directly to get started.

Cole Ausmus | NMLS #2580160 | Reliant Mortgage | Equal Housing Lender
This post is for informational purposes only and does not constitute a commitment to lend. All loans are subject to credit and property approval. Program terms and eligibility requirements are subject to change.

02/24/2026

Understanding HELOCs in Texas | What Every Homeowner Should Know
As a mortgage professional, one of the questions I hear most often is: "Can I access my home's equity without refinancing my entire mortgage?" The answer is yes — and a Home Equity Line of Credit (HELOC) may be the right solution.
Texas has some of the most borrower-protective home equity laws in the country, which means there are a few important guidelines to understand before moving forward. Here's what you need to know.

Texas HELOC Guidelines

80% Combined Loan-to-Value Cap — Your total home-secured debt cannot exceed 80% of your home's appraised value. You must have at least 20% equity to qualify.

Primary Residence Only — Texas HELOCs are available exclusively on your primary residence. Investment properties and second homes do not qualify.

One Home Equity Loan at a Time — Texas law permits only one active home equity loan or HELOC at a time, with a 12-month waiting period before opening a new one or refinancing.

Minimum Initial Draw of $4,000 — The first draw at closing must meet this minimum threshold.

Mandatory 12-Day Cooling off Period — Borrowers must receive required disclosures no less than 12 days before closing — this timeline cannot be waived.

Designated Closing Locations — Closings must occur at a title company, attorney's office, or lending institution. In-home closings are not permitted under Texas law.

A HELOC can be a powerful financial tool when used strategically — whether you're funding home improvements, consolidating high-interest debt, covering education expenses, or building a financial safety net.
If you're wondering whether your equity position makes a HELOC a viable option, I'd love to have that conversation. Reach out directly and let's take a look at your specific situation.
📞 (682) 559-0631 | | ✉️ [email protected]
For informational purposes only. All loan products are subject to credit approval and qualification. | NMLS #2580160 | Equal Housing Lender

02/23/2026

🏡 Thinking about buying a home but worried you don't qualify for a conventional loan? Let's talk FHA!
As a loan officer, one of the most rewarding parts of my job is helping people achieve homeownership who thought it was out of reach — and FHA loans are one of the biggest tools I have to make that happen.
Here's what you need to know about FHA loans:
✅ Low Down Payment — You can put down as little as 3.5% with a credit score of 580 or higher. That's a game changer for first-time buyers!
✅ Flexible Credit Requirements — FHA loans are more forgiving of past credit challenges. Scores as low as 500 may still qualify with a 10% down payment.
✅ Competitive Interest Rates — Because these loans are backed by the Federal Housing Administration, lenders can offer more competitive rates even to buyers with less-than-perfect credit.
✅ Higher Debt-to-Income Ratios Allowed — FHA guidelines allow for a DTI up to 57% in some cases, giving more buyers a path to approval.
✅ Gift Funds Accepted — Your entire down payment can come from a family member or approved gift source.
Whether you're a first-time homebuyer, rebuilding your credit, or just looking for a more flexible loan option — FHA might be the perfect fit for you.
📲 Drop a comment, send me a DM, or give me a call — let's find out what you qualify for today! I'd love to help you get the keys to your new home. 🔑
Cole Ausmus | Loan Officer
📞 682-559-0631
NMLS #2580160

02/20/2026

An adjustable rate mortgage — or ARM — offers a lower initial interest rate that later fluctuates with the market. In an era of shifting rates and evolving loan products, understanding how ARMs work can mean the difference between a smart financial move and a costly surprise.

What Is an ARM?
Unlike a fixed-rate mortgage where your interest rate never changes, an ARM starts with a fixed introductory period — typically 3, 5, 7, or 10 years — and then adjusts periodically based on a financial index. After the fixed period ends, your rate (and therefore your monthly payment) can rise or fall.

Modern ARMs are governed by strict consumer protection rules introduced after the 2008 financial crisis, making today's products far safer and more transparent than the exotic loans of the pre-crisis era.

5
Initial Fixed Period
Years the starting rate is locked in place

1
Adjustment Frequency
How often the rate adjusts after the fixed period

5/1
The ARM
A 5/1 ARM: fixed 5 years, then adjusts annually

The most common ARM products today are the 5/1, 7/1, and 10/1 ARM. Some lenders also offer 5/6 and 7/6 products, where the rate adjusts every six months after the initial period.

How the Rate is Calculated
After the fixed period, your new rate is determined by adding two numbers together: an index and a margin.

Your Rate = Index + Margin

The index is a benchmark rate set by the market — most modern ARMs use SOFR (the Secured Overnight Financing Rate), which replaced LIBOR in 2023. The margin is a fixed percentage your lender adds on top, typically 2.5%–3.5%. Once set at closing, the margin never changes.

For example, if SOFR is at 4.5% and your margin is 2.75%, your adjusted rate would be 7.25%. If SOFR drops to 3%, your rate would fall to 5.75% — automatically.

Rate Caps: Your Built-In Protection
Federal regulation requires that all ARMs carry rate caps — limits on how much your interest rate can increase. These caps protect borrowers from payment shock.

Cap Type What It Limits Typical Value
Initial Cap Max increase at first adjustment 2% – 5%
Periodic Cap Max increase at each subsequent adjustment 1% – 2%
Lifetime Cap Max total increase over life of loan 5% – 6%
A common cap structure is written as 2/2/5: the rate can jump no more than 2% at the first adjustment, no more than 2% at any single subsequent adjustment, and no more than 5% over the entire loan term.

⚠ Important
Always calculate your "worst case" payment using the lifetime cap before committing to an ARM. If you couldn't afford that payment, reconsider whether an ARM is right for you.

Pros & Cons
Potential Advantages
Lower initial rate than comparable fixed mortgages
Lower payments free up cash flow during fixed period
Rate can decrease if market rates fall
Ideal for shorter-term homeownership plans
Good option when fixed rates are historically high
May qualify you for a larger loan amount
Potential Risks
Payment uncertainty after fixed period ends
Rates — and payments — can rise significantly
More complex than fixed-rate products
Refinancing to escape a rising rate isn't guaranteed
Requires discipline to save the payment difference
Less suitable for long-term homeowners

Who Is an ARM Best Suited For?
ARMs are not inherently risky — they simply carry a different risk profile than fixed-rate loans. They tend to make the most sense for borrowers who:

Plan to sell or refinance before the fixed period ends. If you're buying a starter home or expect to relocate in 5–7 years, you may never experience a single rate adjustment.

Expect their income to grow. If a rising payment in year 6 or 7 will be manageable relative to anticipated earnings, the lower initial rate can be genuinely advantageous.

Are purchasing when fixed rates are elevated. When the spread between ARM and fixed rates is significant — often 1 to 1.5 percentage points or more — the savings during the fixed period can be substantial.

📌 Key Consideration
Financial advisors often recommend investing the monthly savings from an ARM's lower payment rather than spending it. Over a 5-year fixed period, the compounded difference can be meaningful — but only if you're disciplined about saving it.

Post-2008 Reforms: ARMs Are Safer Now
The toxic ARMs of the mid-2000s — negative amortization loans, "teaser" rates, and option ARMs — were largely eliminated by the Dodd-Frank Act and the Consumer Financial Protection Bureau's "Ability to Repay" rule, enacted in 2014.

Today, lenders are required to verify a borrower's ability to repay not just the initial rate, but a higher qualifying rate. Mandatory disclosure documents must clearly illustrate worst-case payment scenarios. And the shift from LIBOR to SOFR as the benchmark index has made ARM rates more transparent and harder to manipulate.

The result is that a 2025-era ARM is a fundamentally more consumer-friendly product than its predecessor — though it still requires careful evaluation before signing.

02/19/2026

I had to hope on the trend... I'm not sure I got the same ChatGPT y'all got.

02/16/2026

02/12/2026

Another another arrow in our quiver is Loans especially for Doctors! Eligible Professions include MD, DO, DDS, DMD, PharmD, VMD, DPM and CRNA!

02/11/2026

https://passthehelperact.org/

We have a real opportunity to make a difference—and this is exactly why I chose this career. As someone who bought a home while serving as an active first responder, I know firsthand the challenges we face in a career where you give everything, but don’t always get the same in return.
Our heroes shouldn’t have to stress about having a place to call home while they’re busy protecting ours.
I may not be out on the street anymore, but I’m doing everything I can to move the needle, even if it’s just a millimeter at a time. First responders deserve better than relying on overtime, gift funds, and months of searching for something within budget—only to lose out because their offer was passed over for being FHA, or because they had to push their pre-approval to the max, just for the appraisal to come in low and force them to bring even more money to the table.
I lived that reality. Wanting a yard for my dogs. A guest room for friends and family. A space ready to be turned into a nursery. A home that felt like a reward for everything I poured into the job—not another uphill battle.
That’s why I’m here. To make homeownership easier, more achievable, and more fair for the people who sacrifice the most.

What Is The Helper Act? The HELPER Act would make homeownership more affordable for our community leaders who work to not only protect our streets and homes, but are trusted with our greatest gifts, our children. Home affordability would happen when The HELPER Act passes by allowing for: Federal Hou...

02/09/2026

Thinking about buying but not sure where to start?
I offer a free 10-minute ‘Buy or Wait?’ Analysis.
No pressure. Just numbers and clarity.
Message me the word START to get it.

02/04/2026

🚫 About to close on a home? Avoid these 5 deal-breakers:
1️⃣ No new credit accounts
2️⃣ No big furniture splurges
3️⃣ No job changes
4️⃣ No late or missed payments
5️⃣ No unexplained money transfers

🔑 Save this post so you don’t accidentally delay your closing.

01/23/2026

A 1% lower interest rate usually saves you tens of thousands of dollars over the life of a 30-year mortgage — and often lowers your monthly payment by $150–$300+, depending on the loan size.

📊 Quick example (easy numbers)

Let’s use a $400,000 loan over 30 years:

At 7% interest:
Monthly payment ≈ $2,661

At 6% interest:
Monthly payment ≈ $2,398

➡️ Savings:

$263/month

$3,156/year

~$94,000 over 30 years