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Joe Farro Home Express Mortgage

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Joe Farro Home Express Mortgage

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Equal Housing Lender. NMLS 2617711 With our Home Express Mortgage Plan we make sure you have the right loan when you need it.

You need someone on your side when you're buying a home or refinancing and one who ensures you aren't creating extra work for yourself. You need someone that speeds up some of the steps you can't avoid and utilizes years of knowledge and experience for your benefit to save you time and money. Electronic filing of documents means it gets there faster and you get a decision faster. Beyond our state-of-the-art technology, we have expertise in mortgage banking and planning.

10/30/2026

It's Halloween weekend, and October has plenty of scary things. Your loan scenario doesn't need to be one of them.

If you've been told your file is complicated, here's a short list of things that don't scare me. A business owner who writes off everything. Income that's real but makes no sense on a tax return. A rental where the rent doesn't quite cover the payment. An investor collecting rentals like trading cards. A loan amount with a few extra zeros. A lower credit score. A condo in a building that doesn't meet agency rules.

As a mortgage broker I can compare more than one lender's programs. The slides go through what I'd look at for each one.

Not scared doesn't mean every file qualifies. It means I'll look before anyone says no. You may qualify, depending on your situation.

If you're buying, refinancing or investing, send me a message. And have a happy Halloween. 👻

Joe Farro, NMLS #153572 | Home Express Mortgage, NMLS #2617711
Equal Housing Opportunity

10/28/2026

If you're self-employed, the write-offs that lower your tax bill can also lower the income a lender sees.

A standard mortgage for a self-employed borrower usually relies on your tax returns, personal and business. Those returns show income after deductions, which can be less than what your business actually brings in.

A bank statement loan is one alternative. Instead of qualifying you from tax returns, the lender looks at the deposits on your business or personal bank statements to understand your income. Not every deposit counts as income, and each lender reads statements its own way.

It may fit business owners, freelancers and independent contractors whose returns don't reflect the income they rely on.

It's what's called a Non-QM loan: it falls outside the standard "qualified mortgage" category, and not every lender offers it. As a mortgage broker, I can compare more than one lender's programs.

You may qualify, depending on your situation: your credit, the property, your statements and what you're trying to do. If you're self-employed and your tax returns have been the obstacle, send me a message and I'll tell you what I'd look at first.

AI-generated image: my digital twin, with my own likeness.

Joe Farro, NMLS #153572 | Home Express Mortgage, NMLS #2617711
Equal Housing Opportunity

10/26/2026

If you've found a house that needs work, or you'd rather build, you may have been told you'd need cash or two loans. Sometimes one loan can do it.

A renovation loan can let you buy a home as is, with renovation costs in the loan, based on the home's value once the work is done. The work is done after closing, generally by an approved contractor, paid in stages. Many renovation loans are built for a home you'll live in.

With construction-to-permanent, you pick the builder and the lender generally has to approve them. One loan, one closing. I'll walk you through the steps.

The third program is for a different situation. If you're buying a rental, you may have been told every rental loan depends on your personal income. With a DSCR loan, the lender looks mainly at whether the property's rent covers the mortgage instead. It's for investment property only, not a home you'll live in or use yourself, even part of the year or in one unit of it. It can suit self-employed investors. Credit and the lender's standards still apply.

You may qualify, depending on your situation and the lender. If one of these sounds like your situation, send me a message.

If I can't do something I will let you know where to go.

AI-generated video: my digital twin, with my own likeness and voice.

Joe Farro, NMLS #153572 | Home Express Mortgage, NMLS #2617711
Equal Housing Opportunity

10/23/2026

Charlie Munger was Warren Buffett's business partner and, for 45 years, vice chairman of Berkshire Hathaway. He got there late.

At 29, he was divorced, and his ex-wife kept the family home. A year later, his son, Teddy, was diagnosed with leukemia. Teddy died at age 9.

Munger founded Wheeler, Munger & Co. at 38. At 54 he became vice chairman of Berkshire Hathaway. In his fifties, a failed cataract surgery cost him the sight in his left eye, which was later removed. He was still vice chairman when he died in 2023, at 99.

His story isn't typical, and I'm not suggesting that buying a home leads to anything like it. I'm sharing it because setbacks and a late start didn't close the door for him.

If you feel you're late to buying a home or refinancing, it helps to start by understanding where you stand today. Before anyone applies with me, I start with that conversation: your options and what to expect.

I'm licensed in Georgia and Florida. If you'd like to have that conversation, send me a message.

Joe Farro, NMLS #153572 | Home Express Mortgage, NMLS #2617711
Equal Housing Opportunity

10/21/2026

If you'd rather own than rent, and the down payment is what's stopping you, down-payment assistance is worth a look.

There are assistance programs for buyers who qualify. Funding for some of them can open and close, and the rules change, so it's worth finding out what's available to you now rather than assuming you have to wait.

With an FHA loan, the assistance often comes as a second loan alongside your first mortgage. Two structures are common.

One may be forgiven over time if you meet the program's conditions, such as living in the home. Sell or refinance before then, and depending on the program, what's left of it may come due.

The other is repaid. Depending on the program, that may be over time like any loan, so it becomes part of what your budget has to carry, or when you sell, refinance or pay off your first mortgage.

Neither is right for everyone. It depends on how long you expect to stay, what your budget can carry, and which programs you may qualify for. Know the difference, and look at the numbers.

As a mortgage broker, I can go through the programs that may fit you and what each one asks of you. I'm licensed in Georgia and Florida, and the assistance available differs from place to place. Send me a message and I'll walk through it with you before you decide.

Joe Farro, NMLS #153572 | Home Express Mortgage, NMLS #2617711
Equal Housing Opportunity

10/18/2026

If you work for yourself, you may have been told that your tax returns are the only proof of income a lender will look at. They aren't the only route.

Your tax return shows your income after write-offs, and it can lag behind where your business is now.

A P&L loan looks at a profit-and-loss statement for your business, generally instead of your tax returns. Depending on the lender, it's prepared by your CPA or tax preparer, and some lenders also want bank statements to back it up. Bank statement programs are another route.

It's a Non-QM program. The paperwork is different, and the lender still has to see that you can repay. It's a different set of trade-offs from a standard loan, and I'll lay them out.

You may qualify, depending on your situation and the lender. I can place P&L loans in Georgia and Florida. If you're self-employed and buying or refinancing there, ask me in the comments or send me a message.

AI-generated video: my digital twin, with my own likeness and voice.

Joe Farro, NMLS #153572 | Home Express Mortgage, NMLS #2617711
Equal Housing Opportunity

10/16/2026

It's easy to think you'll remember what you spent on the house, or find the paperwork when you need it. Years later, that's harder than it sounds.

The record starts with your purchase. Keep your Closing Disclosure or settlement statement from when you bought. If you can't find it, your closing attorney or title company can generally provide a copy. If you've refinanced since, keep the purchase paperwork too. Refinance papers generally don't show what you paid for the house.

Your closing papers aren't the whole record, though. Each time you put money into the house, keep the invoice or contract, the permit if there was one, and a photo. A card statement usually shows who you paid, not what you got.

Here's why it matters. Qualifying improvements may raise your adjusted basis and reduce taxable gain when you sell — if you keep the records. Repairs generally aren't improvements. An addition, a replaced roof or a remodeled kitchen is the kind of work a tax professional may treat as one. Your tax professional decides what counts.

Many sellers owe nothing on the gain because of the home-sale exclusion. Records matter most for long holds, large gains, rentals and second homes, and you can't know years ahead which one yours will be.

Keep them as long as you own the home, and for a while after you sell. Your tax professional can tell you how long.

One place to log it: HomeBasisLedger, a tool I built for all homeowners. It's mine, so I'm not a neutral voice on it. Its free plan logs what you spend on one home, at homebasisledger.com. If you closed with me, ask me about it. HomeBasisLedger provides recordkeeping tools, not tax advice.

Joe Farro, NMLS #153572 | Home Express Mortgage, NMLS #2617711
Equal Housing Opportunity

10/09/2026

If your mailbox filled up after you closed, it's natural to think your lender sold your information. Most of that mail comes from somewhere else.

Once you close, your deed and your mortgage are recorded with the county, and that public record is where most of this mail comes from. (In Georgia, the mortgage is recorded as a security deed.) The record shows your lender's name and the loan amount, which is why so many of these letters look official.

What usually shows up:

"Mortgage protection" offers. These are generally life insurance, sold using the details of the recorded loan.

Offers to sell you a copy of your deed. You can get a copy from the county where it was recorded, or ask your closing attorney or title company.

Letters offering to file your homestead exemption for a fee. Filing directly with the county is generally free.

Those letters aren't from me. A real letter about your loan comes from your servicer. Check it against the name and number on your monthly statement. Call the number on your statement, not the one in the letter. If your loan moves to a new servicer, your current servicer tells you in writing too.

Two opt-outs cut down the credit offers and some marketing mail. The rest, you can learn to recognize.

1. OptOutPrescreen, at optoutprescreen.com or 1-888-5-OPT-OUT (1-888-567-8688). It's the official site run by the major credit bureaus, and it stops prescreened credit and insurance offers drawn from your credit report. Online or by phone, the opt-out lasts five years. To make it permanent, start online or by phone, then sign and mail back the Permanent Opt-Out Election form. It asks for some personal details. Your Social Security number and date of birth are optional.

2. DMAchoice, at dmachoice.org. It's the marketing industry's own service, run by the Association of National Advertisers. It reduces promotional mail from companies that use it. You register by name and address, and there's a small processing fee.

Neither one stops bills, mail from companies you already do business with, or the mail built from the public record. Over the next few months, the credit offers thin out.

If a letter about your home or your loan has you unsure, send me a message before you respond.

Joe Farro, NMLS #153572 | Home Express Mortgage, NMLS #2617711
Equal Housing Opportunity

10/07/2026

The Home Express Mortgage Guarantee doesn't guarantee an approval or a closing date. Those depend on the lender, the property and your file. It guarantees how I'll work with you.

Here it is, word for word, as I give it to borrowers:

1. Before you apply, clear understanding of options and expectations - you get the full list of what I'll need from you and a written outline of each step, so no surprises.
2. I answer every call, text or email.
3. You get personal status updates on approval progress through closing.
4. Everyone in your transaction, you, your agent, the settlement company and the lender, is updated at the same time. - That's Five Star Communication.
5. If I can't do something I will let you know where to go.
6. Our relationship does not end at closing. Call me about your mortgage, your home or your next move for as long as you own the home.

A few of these are worth a sentence more.

No surprises means you know the steps and what I need before you start. If the underwriter asks for something more, you hear it from me.

The status updates aren't only for good news. You hear where things stand, including when something comes up.

If I can't do something, I'll say so plainly and let you know where to go. A clear no is more useful than a slow maybe.

And the last one is for anyone I've already helped. The call doesn't have to be about a new loan. Tax, legal and insurance questions belong with those professionals, and I'll tell you when a question is one of theirs.

If you're buying or refinancing in Georgia or Florida, or you closed with me and have a question, send me a message.

Joe Farro, NMLS #153572 | Home Express Mortgage, NMLS #2617711
Equal Housing Opportunity

10/02/2026

If a lender's document list has ever felt like paperwork for its own sake, here's what it's actually for: every document answers one question an underwriter has to sign off on.

Your photo ID answers whether you're who you say you are. Your pay stubs show what you're earning now. W-2s, if you're paid a wage or salary, show what you've earned over time. Tax returns come in when your income isn't straight salary, such as self-employment, rental or side income. And your account statements show that the money you'll bring to closing is there and is yours, which is why a large deposit that isn't a paycheck will usually get a question.

The slides go through each one, with a note for the self-employed and one for refinancing.

You may be asked for more, depending on your situation. Before you apply, I'll give you the full list of what I need from you, and tell you if the underwriter asks for more.

If you're buying or refinancing in Georgia or Florida, send me a message.

Joe Farro, NMLS #153572 | Home Express Mortgage, NMLS #2617711
Equal Housing Opportunity

Address

Georgia/
West Palm Beach, FL
30281&33404

Opening Hours

Monday	8:30am - 5:30pm
Tuesday	8:30am - 5:30pm
Wednesday	8:30am - 5:30pm
Thursday	8:30am - 5:30pm
Friday	8:30am - 5:30pm

Website

http://www.homeexpress.com/

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