The Carey Team

10/19/2026

Fall is the time for a condo refresh! Maybe updated features, fresh paint, low maintenance flooring, or new furnishings. When you update your unit you update your opportunities. I have HELOC OR HELOANS that don’t require condo questionnaires or most condo docs. It’s quick, eas and funds quickly. I’m funding LOANS in as little as 5 days!
If you are making an offer and your are looking for low doc and no condo docs to close, I’m funding simple interest purchase money HELOCS for second homes and investment properties up to 70% LTV. It’s simple and closes fast!

Mike Carey
Lower Mortgage.
Orange Beach, Alabama

10/15/2026

HELOCS are a flexible forms of financing that allows a home owner to use their equity as a low interest way to finance a variety of things like home improvements, large expenses, and to consolidate high interest card card debt.

They can also use them as a piggyback mortgage behind a new first to eliminate PMI or to lower your LTV for a lower first mortgage rate. It is referred to as a blended mortgage option.

Some borrowers use them as a first mortgage in lieu of a traditional 30 year mortgage. It’s great for clients who earn commissions or large bonuses to pay down their homes quickly at their schedule. It can be used as a financing option for vacation homes an investment condos as well. In some cases you don’t need a condo questionnaire or budget etc.. it’s a great way to by pass agency changes to condo financing. This type financing is not for everyone, but when it works, it’s Great!

10/14/2026

Be careful, there is a difference.

Here are three concise distinctions:
💗Purpose: A contribution is a credit toward the buyer’s closing costs, prepaids, or points. An allowance is a budgeted amount for specific items like repairs, upgrades, or fixtures.
💗Price impact: A contribution does not reduce the purchase price. An allowance can effectively act like a price adjustment if treated as a sales concession.
💗Lender view: Contributions (within program caps) are financing concessions. Allowances for non-closing-cost items are often reclassified as sales concessions and deducted from the price for LTV calculations.

Mike Carey
Lower Mortgage
Orange Beach, Al
901-619-3665

10/13/2026

10/07/2026

A client in Daphne is looking for someone that can disinfect her home. It has a musty smell and she has. Few concerns. Who you got?

10/07/2026

A FEMA disaster designation (especially a presidential major disaster with Individual Assistance) changes the closing file even when the house looks fine.
🌀Closings stop until the lender gets a post-incident condition check. If the appraisal was done before the incident end date, most investors require a disaster re-inspection (often a 1004D or Form 442, sometimes a 2075 or third-party inspection) plus a borrower affidavit that there is no damage. An appraisal completed after the incident period usually covers this. Many lenders keep that overlay for about 90 days after the incident ends.
🌀Material damage blocks the close. Damage that affects safety, soundness, or structural integrity has to be repaired and re-inspected before delivery on conventional loans. Minor insured damage can sometimes close if repair funds are documented and set aside. FHA is more flexible and may allow a repair escrow if the home is still habitable. Condos and co-ops need both the unit and the building cleared.
🌀Insurance and title become closing conditions. The hazard policy has to be fully bound and in force on the closing date, and flood coverage is rechecked if the property is in or near a Special Flood Hazard Area. Title can also stall on open claims, unpaid assessments, or local permitting holds, so a clear-to-close is not a guarantee the wire still goes out on the scheduled day.
Prepare your clients for for the possibilities of the impacts to real estate closings in FEMA designated disaster areas.

10/01/2026

Why are more real estate investors are using DSCR financing? ⬇️

✅Qualify on the property, not your tax returns. Rent vs. payment is what matters — no W-2s, no DTI, no “your write-offs killed the file.”
✅No 10-property cap. Conventional financing usually stops you around property #10. DSCR does not, so you can keep buying.
✅Faster and LLC-friendly. Less paperwork, entity title is normal, and you can close while the deal is still on the table.

10/01/2026

Homeownership has been the original American wealth builder for generations. For most families, a home is not just shelter. It is how people build a future they can pass on.
Historically it has been the number one way most Americans build wealth, and it works through three simple forces:
🔷Leverage. You put a down payment in, then benefit from 100% of the growth on the whole house.
🔷Forced savings. Every mortgage payment chips away at the balance and turns into equity you own.
🔷Appreciation. Over decades, home values have consistently risen.
A typical 1950s–1960s house bought for about $8,000 was worth $80,000 or more thirty years later. Equity plus payoff became life-changing wealth.
It is not glamorous. It is slow. It is boring. It works. Other investments can help, but for the average person, nothing has built more wealth for more families than owning a home. That is stability, opportunity, and a better start for the kids.
Buying a home will not make you rich overnight. For generations, it has made millions of Americans financially secure.
Shelter. Security. Legacy. That is the American Dream.
Remember, renters create wealth for other people. Keep the goal of ownership alive. It’s important to your family.
Mike Carey
Lower Mortgage
901-619-3665

09/30/2026

Realtors, Don’t let this change sneak up on You! Effective 11/2 the conventional appraisal form will CHANGE! Be aware and Be prepared! Appraisal prices are expected to go 🆙. Delivery dates are expected to go ⬆️. Adjust your appraisal windows up on contracts to avoid delays in closings. Don’t get Caught!

09/29/2026

Your tax return is built to save you money—not to buy you a house. Write-offs that shrink taxable income also shrink conventional qualifying income. A bank statement loan with The Carey Team and Lower Mortgage uses 12–24 months of real deposits instead, so self-employed buyers get credit for cash flow, not just AGI.
• Personal or business statements both work. Eligible deposits can be averaged from a personal account (often near 100%) or a business account (with an expense factor, and a CPA letter can improve that ratio). That gives contractors, LLC owners, and 1099 earners a path when W-2 / full-doc underwriting says no.
• Local file, national product. You get Lower’s non-QM bank-statement options plus a Gulf Coast LO who already runs self-employed, condo, and investment files every week—so the statements get prepped the way underwriting actually reads them, not dumped in a portal and hoped for.

Mike Carey
Lower Mortgage
901-619-3665