Evan Johnston - Guild Mortgage

Evan Johnston - Guild Mortgage Evan Johnston, NMLS ID # 626686. Evan is actively licensed in DE, MD, PA, VA, NJ & FL. Guild Mortgage

09/02/2026

You don't need a huge bank account to be ready to buy.
Down payment assistance programs exist in most U.S. states, and most buyers never ask.
Sign one: your income is stable and verifiable. That's your foundation.
Sign two: you have some savings. 3% down programs mean some is enough.
Sign three: you've been thinking about this for over six months.
That's not indecision. That research phase is exactly what lenders want to see.
If two of those sound like you, a conversation is worth having now.
Readiness isn't a number. You may already be there.

09/01/2026

Your student loans probably aren't what's blocking you from buying.
FHA and conventional programs treat student debt very differently from each other.
If you're on an income based repayment plan, that changes how lenders count your payment.
FHA guidelines handle student loan balances differently than conventional loan guidelines do.
A large balance is not the same as a large monthly burden to a lender.
The program you apply through shapes what counts, not just how much you owe.
You may have more options to explore than you think, after one real conversation.
Your balance isn't the verdict. How it's counted is.

08/31/2026

She saved for three years toward a down payment she never needed.
Maria had enough sitting in her account the whole time.
Conventional loans may allow a low down payment option, and FHA loans typically require a similarly modest amount.
These aren't niche workarounds. They're the most widely used first time buyer programs in the US.
While she saved past what she needed, home prices kept climbing in her market.
The 20% finish line kept moving. That's the real cost of the myth.
Many buyers find they can act sooner than expected. You might be one of them.
The question isn't do you have 20%. It's what does your actual picture look like.

08/29/2026

Your write offs don't disqualify you. They just document you differently.
Bank statement and profit and loss loan structures exist specifically for 1099 earners.
Lenders review a documented average of your self-employment income over time.
That means one low year on your return doesn't automatically end the conversation.
These aren't exotic workarounds. They're established, widely used loan structures.
Think of it like filing taxes. Different process from a W 2, same destination.
Most self-employed buyers are genuinely surprised by what their income picture actually shows.
You're not disqualified. You're just documented differently.

08/27/2026

You don't need a 750 credit score to buy a home.
FHA is one of the most used first time buyer programs nationally.
FHA guidelines are built for real world credit histories, not flawless ones.
It's a federally backed program, not a last resort.
FHA allows buyers to explore options at score ranges most renters don't expect.
The 750 myth is the single biggest reason first time buyers wait years too long.
You may already have more options than you think.
Don't shelve buying because of a number that isn't the real floor.

08/26/2026

You've probably already decided your credit isn't good enough to even try.
FHA loans exist specifically for buyers with limited or imperfect credit histories.
Your score is one input in a layered review, not a single pass or fail.
FHA was created by design to expand access to homeownership. That's its whole purpose.
Thin credit and damaged credit are treated differently. Lenders know the difference.
A soft credit review does not affect your score, and it shows the full picture.
You may have more options than you think. Programs vary, but the door isn't closed.
The number in your head isn't the number that matters.

08/25/2026

You probably qualify for down payment help and don't even know it.
Most U.S. states run a Housing Finance Agency that funds these programs directly.
They offer grants, forgivable loans, and second lien options for first time buyers.
Many programs layer right on top of FHA or conventional loans you already know.
Income limits are often higher than you'd expect, so don't count yourself out early.
Think of it like a coupon. You just have to ask before you check out.
Eligibility rules and terms apply, but many buyers find programs available in their area.
The help exists. Ask first.

08/24/2026

Your student loans are not why you can't buy a home.
I hear 'too much debt' every week, and the math disagrees.
Lenders look at your debt to income ratio. That's a calculation, not a verdict.
Your student loan is one slice of that pie, not the whole thing.
FHA guidelines have specific rules for income driven repayment plans in your DTI.
Those rules changed recently and opened doors for borrowers who assumed they were stuck.
You can't know your actual number until you run it.
DTI is a ratio. Not a door that closes on you.

08/22/2026

If you're self-employed and you've already ruled out buying, stop.
She freelanced two years, assumed no bank would touch her, and almost didn't call.
FHA loans accept two years of self-employment tax returns as qualifying income documentation.
Schedule C returns, business returns, both are standard pathways, not exceptions.
The real issue is write offs. They lower your taxes but also lower your documented income.
That's a solvable problem, but you need to plan before you find the home.
She explored her options, moved through the process, and wished she'd called a year earlier.
Your income isn't the problem. You're probably closer than you think.

08/22/2026

You don't need a large sum saved to buy a home.
Conventional 97 and FHA programs are major lender products, not obscure workarounds.
Conventional 97 lets first time buyers put as little as a few percent down.
FHA sets a low minimum down payment, and it's widely available right now.
HomeReady and Home Possible are offered nationwide by major lenders today.
The 20% idea is outdated. It was never a program requirement.
One extra year renting can cost you more than the gap between a low and a standard down payment.
The barrier isn't your down payment. It's not knowing your options.

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230 Dove Run Centre Drive
Middletown, DE
19709

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