Matt Doby NMLS 2115225

03/29/2026

There is something brewing - Ledger is coming to life The Local Ledger

03/11/2026

⚠️ Unpopular opinion: Most real estate investors stay broke because they listen to bad lending advice.

I see it constantly.

Someone finishes a flip and their lender says:

“Great job. Now you need to wait 6–12 months before you can pull cash out.”

So their capital just sits there.

Dead.

That’s how investors get stuck doing 1–2 deals a year instead of 10+.

The investors scaling right now do something completely different.

They recycle capital immediately.

Meaning:

✔ Rehab finished → Pull up to 80% cash out
✔ Property listed → Still able to refinance
✔ Construction loan running out → Refinance mid-project
✔ Large deals → 90% purchase + renovation financing available
✔ No tax returns, W2s, or income docs required

Loan sizes from $75K to $5M+

The real secret in real estate investing isn’t finding deals.

It’s keeping your money moving.

Finish the project.
Pull the equity back out.
Buy the next property.

Repeat.

That’s how investors quietly build portfolios while everyone else is stuck waiting on “seasoning requirements.”

If you want to see how investors are structuring deals right now, message me.

Always happy to run numbers on a deal.

Matt Doby
843-640-1820

03/07/2026

A Quiet Opportunity Just Opened for Homeowners

Most people think refinancing only makes sense if rates drop 1–2%.

That’s not always true.

Right now, lenders are offering a 0.75% pricing incentive on certain refinance loans for borrowers with 680+ credit scores.

So what does that actually mean?

It means borrowers may be able to:

• Lower their interest rate
• Reduce monthly payments
• Eliminate mortgage insurance
• Consolidate higher-interest debt
• Move from an ARM to a fixed rate
• Remove a co-borrower after divorce or separation

In many cases, that .75% pricing improvement can equal several thousand dollars in reduced closing costs or a noticeably lower rate.

And here’s the key point most homeowners miss:

Refinancing isn’t just about rates — it’s about restructuring your mortgage to better fit your financial goals.

For example, I’ve recently seen homeowners use a refinance to:

• Drop PMI
• Shorten their loan term
• Pay off credit cards at 20%+ interest
• Improve monthly cash flow
• Position themselves to buy investment property

This pricing incentive is currently available through March and could extend into April depending on lender production levels.

If you bought a home in the 2022–2024 rate environment, it may be worth reviewing your numbers.

I’m happy to run a quick mortgage checkup and show you:

• Your current position
• Whether refinancing makes sense
• Or whether you should wait

No pressure — just real numbers.

Matt Doby
Edge Home Finance
NMLS #2115225

03/04/2026

🔥 Only 15% Down for a Second Home? Yes, It’s Real.

Most people think buying a lake house, beach condo, or mountain retreat requires massive cash reserves and agency red tape.

That’s not always true anymore.

Right now we have non-agency second home financing that allows:

✔ Up to 85% Loan-to-Value
✔ Just 15% Down
✔ Bank Statement or 1099 Income Allowed
✔ Interest-Only Options Available
✔ Jumbo Loan Amounts Eligible

This is a game-changer for self-employed buyers and high-income professionals who don’t always fit the traditional box.

And here’s why this matters 👇

• Nearly 1 in 5 mortgage applications today is for a second home or investment property.
• Remote work has created massive demand for lifestyle properties.
• Many buyers are using equity from their primary home to secure vacation or retreat properties.

But traditional agency loans often kill deals with:

❌ Pricing hits
❌ Reserve requirements
❌ Overlays that make approval difficult

We structure these deals every week.

If you’re thinking about buying:

🏖 Beach Property
🏔 Mountain Retreat
🚤 Lake House
🏌️ Golf Community Home

Let’s run the numbers.

You might be much closer than you think.

📩 Message me or apply here:
https://edge.my1003app.com/2115225/register?time=1734922703217

— Matt Doby
Edge Home Finance
NMLS #2115225

With our online my1003 app, you can quickly and securely complete your loan application, check status of your loan and complete your tasks

02/24/2026

📉 Fed Minutes Are Out — Here’s What They Actually Mean for Mortgage Rates

You may have seen the headlines.
But here’s the truth borrowers and investors need to hear 👇

The Fed held rates steady — and more importantly, they’re signaling stability, not panic.

✅ Inflation is cooling (still above target, but improving)
✅ The labor market is stabilizing
✅ Policy is near “neutral”
❌ No emergency cuts
❌ No runaway rate spikes

Translation:
This is a measured market — and that’s a good thing.

🏠 Housing Isn’t Cracking
Builders are still building. Inventory is slowly improving. Buyers are still active.
This points to a Spring market with opportunity, not chaos.

📊 The Hidden Opportunity Most People Miss
Mortgage rates don’t have to drop dramatically to improve.
As volatility eases, pricing can improve simply through tighter spreads — even if Treasury yields stay range-bound.

📈 The Level Everyone’s Watching
4.00% on the 10-year Treasury is the line in the sand.
Below it = meaningful improvement
Above it = stable, workable rates

And right now?
Rates are contained, not stuck.

💡 What This Means for Buyers & Investors
This is the kind of market where preparation wins:
• Update pre-approvals
• Revisit paused plans
• Structure deals strategically
• Stop waiting on “perfect” headlines

The people who move during stable markets are usually the ones best positioned when volatility returns.

If you want clarity instead of clickbait, I’m always happy to walk through the numbers and the strategy.

02/24/2026

Self-Employed?
Write Everything Off?
Been Told You “Don’t Qualify”?

Good.

Because this was built for you.

You may qualify for a mortgage using just your bank statements.

✅ Up to 90% Financing
✅ Loan amounts up to $3,000,000
✅ Credit scores starting at 620
✅ 12 or 24 months bank statements
✅ Personal OR Business statements
✅ Can combine W2 + self-employed income

No traditional tax return qualifying required.

If you’re a:
• Business owner
• 1099 contractor
• Realtor
• Hairstylist
• Consultant
• Entrepreneur

And your tax returns don’t reflect your real income…

This is your second shot.

Comment “SELF” or send me a DM and I’ll review your scenario privately.

Don’t lose another house because of write-offs.

**Programs subject to approval. Not all borrowers will qualify. Terms subject to change.**

02/23/2026

🚨 CRYPTO HOLDERS — THIS CHANGES EVERYTHING 🚨

If you’re sitting on Bitcoin, Ethereum, or crypto ETFs and thought you had to sell to qualify for a mortgage… think again.

🔥 NEW Non-QM loan options now allow qualified crypto assets to be used for:
✔️ Income qualification
✔️ Down payment & closing costs
✔️ Reserves
❌ NO forced liquidation

That means you can buy real estate without blowing up your investment strategy.

Perfect for:
💼 Self-employed borrowers
📈 Investors
🚀 High-income earners with non-traditional assets

This is next-gen lending — and very few brokers actually know how to structure it correctly.

If your bank said “no” or didn’t understand your crypto holdings, that’s your sign.

📩 DM me “CRYPTO LOAN” and let’s see if this works for you.

— Matt Doby
Non-QM | Investor | Strategy-Driven Lending

02/19/2026

Most loans don’t fail because the borrower can’t qualify.
They fail because the deal wasn’t structured right.

If you’ve got a scenario that doesn’t fit agency guidelines, send it to me.
I don’t default to “no” — I figure out how to close it.

What I’m doing right now 👇

• Non-QM cash-out with no seasoning
• Bank statement loans up to $10MM
• 90% LTV up to $3MM
• DSCR & TurboDSCR up to $10MM / 85% LTV
• No Ratio & Jumbo P&L only
• Closed-end seconds to 85% CLTV / $1MM
• Reverse (no HUD overlays)
• Digital HELOCs — apply in minutes, fund in days

If the bank already said no, good.
That’s usually where I step in.

📩 DM me the deal.
— Matt Doby | Edge Home Finance | NMLS #2115225

08/22/2025

🇺🇸 Homeowners: Rates Are Falling Fast

Are you still paying a 6%+ mortgage? If so, you’re giving the bank more than you should.

Here’s what refinancing right now could mean for you:
✅ Lower your monthly payment immediately
✅ Wipe out high-interest credit card debt
✅ Cut years off your mortgage
✅ Build equity faster while rates keep trending down

💡 Even better: We’ll structure your loan so you’re positioned to refinance again if rates drop further.

👉 Don’t get left behind while others lock in their savings.
Check your options now: https://thelocalledger.com/loan-options/refinance

📞 Matt Doby | Loan Officer, Edge Home Finance
📲 843-640-1820
NMLS #2115225

⚡ Rates move daily — waiting could cost you thousands.

05/05/2025

💭 Could your family afford your home if something happened to you?
It’s a tough question—but one every homeowner in North and South Carolina should ask. Whether you live in Charleston, Summerville, Charlotte, or Asheboro, unexpected loss can put your family’s future at serious risk.

🏡 This week on The Local Ledger, we break down how mortgage protection and term life insurance can help keep your loved ones in the home you worked hard to provide.

✅ Real-world example
✅ Side-by-side comparison
✅ Local expert guidance

👩‍💼 We even highlight Caroline Lupo, a trusted representative with Modern Woodmen of America based in Asheboro, NC, who serves families across both states with smart, affordable protection strategies.

🔗 Read the full guide now:
https://thelocalledger.com/mortgage-protection-nc-sc

📲 Make sure your home is protected—and your family is too.

05/05/2025

🏖️ Thinking of Buying a Beach Condo in Myrtle Beach?
Not so fast—🏦 condotel financing isn’t your typical mortgage.

📘 We just dropped the Ultimate 2025 Guide to Condotel Financing 👉 https://thelocalledger.com/condotel-financing-myrtle-beach-2025/

✅ Learn how to qualify
✅ Discover which buildings are lender-approved
✅ Find out how much down you really need
✅ BONUS: Tips for maximizing STR income 💰

Whether you're an investor, second-home buyer, or veteran exploring beachside options—we break it all down so you don’t get burned 🌊

📍Local expertise. No fluff. Just answers.
🔗 Click to read: https://thelocalledger.com/condotel-financing-myrtle-beach-2025/

Secure your Myrtle Beach condotel in 2025. Learn loan options, credit tips, DSCR benefits, and how Edge Home Finance makes it easier to invest.

05/05/2025

Love where you live!

🌇 Thinking of Moving to Downtown Charleston?
Walk beneath moss-draped oaks, past pastel row homes, historic churches, and vibrant rooftop restaurants—the Peninsula is Charleston at its finest.

From South of Broad’s elegance to Wagener Terrace’s neighborhood charm, we’ve broken down the most iconic and livable areas of Downtown Charleston, SC.

🏡 Explore:
• Historic architecture 🏛️
• Top neighborhoods & lifestyle spots
• Real estate tips + insider walkability scores
• Cultural landmarks & hidden gems

📍 Start your journey here 👇
🔗 https://thelocalledger.com/downtown-charleston-sc-neighborhood-guide

❤️ Dreaming of a Charleston single with a gas lantern out front?
Let us help you find it or finance it.