Padi Goodspeed, Your Mortgage Expert

Home
United States
San Diego, CA
Padi Goodspeed, Your Mortgage Expert

Directions Website

Cross Country Mortgage | NMLS ID 3029 BRANCH NMLS 2353316 | Equal Housing L Padi Goodspeed began her career in lending in 2002.

Today, she has been recognized as one of the Top 100 Women in Mortgage Origination nationwide. Her production ranks her within the Top 1% of the industry nationwide. With over $1B in funded loans, her experience is what gives her an edge. Her discipline and passion are reflected in her personal life as well. Padi is a mother of two thriving young ladies, she enjoys reading, exercising, and cooking fabulous meals for her friends and family. For licensing information, go to: www.nmlsconsumeraccess.org
Georgia Residential Mortgage Licensee
Illinois Residential Mortgage Licensee
Main Office Licensed as a Mortgage Banker with the Arizona Department of Financial Institutions No. 0919020
Licensed by the Department of Financial Protection and Innovation under the California Residential Mortgage Lending Act. CONSUMERS WISHING TO FILE A COMPLAINT AGAINST A MORTGAGE BANKER OR A LICENSED MORTGAGE BANKER RESIDENTIAL MORTGAGE LOAN ORIGINATOR SHOULD COMPLETE AND SEND A COMPLAINT FORM TO THE TEXAS DEPARTMENT OF SAVINGS AND MORTGAGE LENDING, 2601 NORTH LAMAR, SUITE 201, AUSTIN, TEXAS 78705. COMPLAINT FORMS AND INSTRUCTIONS MAY BE OBTAINED FROM THE DEPARTMENT’S WEBSITE AT WWW.SML.TEXAS.GOV. A TOLL-FREE CONSUMER HOTLINE IS AVAILABLE AT 1-877-276-5550. THE DEPARTMENT MAINTAINS A RECOVERY FUND TO MAKE PAYMENTS OF CERTAIN ACTUAL OUT OF POCKET DAMAGES SUSTAINED BY BORROWERS CAUSED BY ACTS OF LICENSED MORTGAGE BANKER RESIDENTIAL MORTGAGE LOAN ORIGINATORS. A WRITTEN APPLICATION FOR REIMBURSEMENT FROM THE RECOVERY FUND MUST BE FILED WITH AND INVESTIGATED BY THE DEPARTMENT PRIOR TO THE PAYMENT OF A CLAIM. FOR MORE INFORMATION ABOUT THE RECOVERY FUND, PLEASE CONSULT THE DEPARTMENT’S WEBSITE AT WWW.SML.TEXAS.GOV

10/12/2026

Four sentences – that's all it takes to change what your clients think is possible for them. We're covering all of it this Thursday, and I'd love for you to be there.

Here's a little preview of what we're getting into:

Your move-up buyer isn't stuck, they just haven't heard they don't have to sell first. Buy Before You Sell taps their current equity so they can write an offer without a home sale contingency.

Your first-time buyer may need far less than they think. Down payment assistance, low down payment options, and grant programs can close the gap between renting and owning.

Your self-employed buyer's tax return isn't the whole story. Bank statement and DSCR programs look at how the business actually performs, so their success finally counts.

And when a buyer is staring down today's rates, a seller credit toward the rate can lower the payment more than the same dollars off the price.

We're also talking about how sellers can sell like a builder, plus what every agent should know about buying and selling condos.

Come learn it with me. Truth Behind the Headlines, this Thursday 10/15 at 10 AM PST. Comment WEBINAR and I'll send you the link myself.

10/06/2026

After 22 years on the lending side of real estate, I've noticed that the agents who never have to chase business rarely start the conversation with marketing. They start with trust, and then they protect it in every transaction, including the hard ones.

That's what Thursday, October 29 at Hawks in Granite Bay is about. I'm hosting and moderating a Master Key Roundtable with Brian Perry, Tricia Rossi, Kendra Bishop, and Matthew Hindy, and over lunch we'll talk about what earned their names, what protected them, and how those names bring the next call to them.

I'd love for your voice to be part of this room too, so tell me in the comments: what's the hardest part of building a name people trust? I'll bring the best answers to the table.

To save your seat, tap the link in bio.

09/10/2026

The Fed's making its rate decision on September 16th, and the bond market's already reacting. Most buyers won't realize what either one means for their mortgage until it's too late to actually use that information.

That's exactly what we're digging into at this month's Truth Behind the Headlines.

We'll walk through what the Fed decided and what their updated projections tell us, why Treasury Secretary Scott Bessent and the 10-year Treasury matter just as much as the Fed announcement, and what it all means for buyers, sellers, and rates as we move through the rest of the year.

If you're a Realtor, this is the kind of context that helps you show up for your clients with real confidence instead of just repeating headlines. If you're buying or selling, this is what helps you make your next move from a place of clarity, not guesswork.

We'd love to have you with us.

📅 Thursday, Sept 17
🕐 10AM PST
🔗 RSVP at thetruthbehindtheheadlines.com

Your mortgage is not just a rate. It's a strategy.

07/27/2026

This is probably one of the most common conversations I have with homebuyers. Someone hesitates to even start the mortgage process because they think they need 2 years at the same job to qualify.

Many people believe a 2 year history with the same employer is a minimum requirement 📋. It's not!

Here's what lenders actually look for: a consistent history, and the likelihood of continuance. Prove those two things and you win.

Consistent history doesn't mean one employer. Say you switched jobs 3 times in 2 years, but stayed in the same field, nursing, sales, IT, whatever it is 💼. That counts as consistent, even without a single employer on the resume.

Likelihood of continuance works a little differently.

Say you just started a new job, but it's a permanent role in the same industry with a signed offer letter and steady pay ✍️. Lenders see that as low risk, not a red flag.

Notice that neither example depended on staying at one job. They depended on a track record and a reason to trust it continues 🏁.

It's not about how long you've been at one job. It's about showing a steady pattern and a reason to believe it continues.

If you've ever hesitated to start the mortgage conversation because you switched jobs recently, this might be the myth that was holding you back 💬. Tell me in the comments, does your work history look more like example one or example two? I'd love to help you figure out where you stand.

Your mortgage strategy matters just as much as the rate, if not more.

07/23/2026

You've heard it again this year. Rates are moving, the headlines are loud, and someone in your feed is predicting the crash that's finally going to happen.

I've heard it before too. In 2022, the prediction was a 30% drop in home prices, and it came from economists, breaking news, and every corner of social media at once. It felt like consensus. It wasn't reality.

A crash isn't just rate shock. It takes a flood of inventory, toxic loans coming apart, and homeowners walking away from their homes, and none of that showed up then. None of it is showing up now either.

What I see in front of me is tight inventory, equity rich homeowners, and buyers still moving forward, which points to a flat market, not a falling one.

A flat market isn't failure.

It's stability, and stability is something you can actually plan around.

Fear isn't data. If you've been waiting for a number that never comes, let's look at what's actually true for your situation instead.

What's the market rumor you keep hearing lately?

Drop it in the comments and I'll tell you what the data actually says.

07/20/2026

Let's talk about the fee almost every buyer has heard of but almost nobody has had explained to them clearly. ✨️ PMI. ✨️

Private Mortgage Insurance is something most conventional loans require when a buyer puts down less than 20 percent. It gets added to your monthly payment automatically, and here's the part that surprises people every time I explain it. PMI doesn't protect you. It protects the lender in case you default. You're paying monthly for coverage that has nothing to do with your equity, your home, or your financial future. It just sits there as an added cost until you hit enough equity to have it removed, and for a lot of buyers, that can take years.

This is exactly what the Bye Bye PMI program was built to solve. Qualified buyers can put down as little as 15 percent and skip monthly PMI entirely, which means that money stays with you instead of disappearing into a fee that never builds you anything. You still get the stability of a predictable 30 year fixed payment, and because your monthly payment isn't carrying that extra weight, your buying power actually goes further.

This is the kind of detail that changes whether a home feels realistic or out of reach, and it's exactly why I always say the first conversation should never start with what you qualify for on paper. It should start with what actually makes sense for your full financial picture.

If this is the first time PMI has ever been explained to you this clearly, you are not behind. You just hadn't had the right conversation yet. Save this so you have it when you're ready to run your own numbers, and tag a friend who's saving for a down payment right now. This could genuinely change what's possible for them.

Your mortgage is not just a rate. It's a strategy. Let's get you home.

Have you ever had someone actually explain what PMI is doing to your monthly payment? Drop a comment, I'd love to know what you were told, or what you weren't told.

07/13/2026

Can you roll closing costs into your loan? 🏡 The answer depends entirely on one word, purchase or refinance, and mixing those two up is one of the most common mortgage misconceptions I hear.

On a purchase transaction, the answer is no.

You cannot add closing costs to your loan balance.

On a refinance, the answer is yes.

Closing costs can be rolled into the loan amount, which means you can close without paying anything out of pocket.

So when you're buying a house, what are you actually paying for upfront? Two things: Your down payment and your closing costs, which get paid to various third parties involved in the transaction.

Here's the one workaround 👉 If you can negotiate a seller concession, you can reduce how much you pay out of pocket for closing costs. Some buyers do this by increasing the purchase price to build in the concession, which is fine as long as you have an appraisal contingency to protect you if the home doesn't appraise for that higher price.

As a general rule, I tell my clients to estimate 3 percent of the sales price to cover closing costs. That number typically includes property taxes, transfer taxes, homeowners insurance premiums, and HOA fees when applicable.

Getting an exact number is hard until you have a signed purchase agreement and your lender can reach out to the title company directly.

Did this clear something up for you? 💬 Tell me in the comments if you've ever been surprised by your closing costs, I want to hear your story.

If there is anything I want you to remember from this post, it's this: your mortgage is a strategy. It's never just all about the rate.

07/12/2026

If you have significant assets but your income on paper does not tell the full story, this one is for you.

Traditional mortgage qualification is built around one thing. Your monthly income, verified through pay stubs, tax returns, and W2s. That works fine if you have a straightforward paycheck. It works terribly if you are a business owner who reinvests profit instead of paying yourself a big salary, a retiree living off investments instead of a job, or someone sitting on significant cash and assets that never show up as traditional income.

I see this constantly. People with real financial strength get told no by lenders who only know how to read a pay stub.

The Asset Qualifier program was built for exactly this gap. Instead of qualifying based on income documentation, you can qualify using your liquid assets. Cash, investments, retirement accounts. No income documentation required, no forcing your financial life into a box it was never meant to fit.

This is designed for business owners and entrepreneurs, real estate investors, high net worth individuals, retirees and pre-retirees, and borrowers who are sitting on substantial cash, investments, or retirement assets and want their mortgage to reflect that reality instead of fighting it.

If you have ever been told your income does not qualify you, but your bank account tells a completely different story, I want you to know that story matters. It should count.

Do you know someone who has been turned away because their income does not match their actual financial picture? Tag them below. This could be the conversation that changes everything for them.

Your mortgage is not just a rate. It's a strategy, and it should be built around the full picture of who you actually are financially.

07/06/2026

🔁 A reverse 1031 exchange is not a smarter version of a regular exchange. It solves one specific problem, and most investors misunderstand it until they actually need it.

Here's the situation it's built for: A regular 1031 exchange lets you sell an investment property, then buy the replacement within 45 days. A reverse 1031 exchange flips that order. You buy the replacement first, then sell your current property after, which sounds like it removes the pressure of that clock entirely.

⚠️ It doesn't work that way!

A reverse exchange isn't an upgrade. It's a specific tool for a timing problem, and it comes with real costs most investors don't account for going in, including how the transaction gets structured and financed while you technically own both properties at once.

I just closed a reverse 1031 for a client where it genuinely made sense.

Here's when this actually fits:
🏡 You found the right replacement before your current property sold

🐢 Your property isn't selling fast enough on its own

📈 The market is too competitive to wait around

💰 If you're mainly worried about maximizing your net proceeds, listing and selling first is usually the simpler, less expensive path. A reverse exchange should be the exception, not the default.
This is exactly the kind of decision that deserves a real conversation about your specific numbers and timeline, not a generic explainer video.

Your mortgage is not just a rate. It's a strategy.

07/02/2026

A buyer texted me this week convinced he needed 20 percent down to buy a house. Then he asked about his credit score. Then he asked if renting just made more sense with rates this high.

Three questions in one conversation, and every single answer he had going in was wrong.

He's not the only one. I hear these same three myths from first time buyers almost every week, and I'd bet money at least one of them is something you believed too, or something someone told you with total confidence like it was fact.

Newsflash! The 20 percent rule is old news, there are programs where 3 percent, 3.5 percent, and even 0 percent down make sense depending on your situation.

A 672 credit score is not a wall, it's a starting point.

And high rates are a reason to build a real strategy, not a reason to sit on the sidelines waiting for a number that might not move the way everyone assumes it will.

Your mom, your coworker, and your friend all mean well. But they're not the ones who look at your actual numbers for a living. I am, and that's exactly why your situation deserves a real conversation instead of a Google answer.

Which myth did you believe before someone set you straight? Tell me in the comments, I read every single one.

Address

2999 Douglas Boulevard Suite 180
San Diego, CA
95661

Website

http://www.padigoodspeed.com/

Alerts

Be the first to know and let us send you an email when Padi Goodspeed, Your Mortgage Expert posts news and promotions. Your email address will not be used for any other purpose, and you can unsubscribe at any time.