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For a Conventional loan, most lenders look for 620+. FHA loans go down to 580 (or 500 with 10% down). Higher credit scores can improve pricing and expand program options, but exact pricing tiers vary by lender, loan type, down payment, and the rest of your profile.

Less than most people think. FHA requires 3.5% down. Conventional starts at 3%. VA and USDA can be 0% down for eligible borrowers. First-time buyer programs and gift funds can help further.

Yes — self-employed borrowers absolutely can qualify. Most conventional programs require 2 years of self-employment history documented through tax returns, K-1s, or 1099s. If your tax returns don't reflect your real earning power due to write-offs, there are alternative programs (bank statement loans, P&L loans, DSCR for investment properties) that use different income calculations. Talk to me before you file next year's return — the way you file affects what you qualify for.

For traditional loans, yes — lenders use your net income after write-offs and depreciation, which is often much lower than what you actually earn. If aggressive write-offs are shrinking your qualifying income, bank statement loans use 12–24 months of business or personal deposits instead of tax returns and can approve you for significantly more. This is one of the most common issues for self-employed buyers and it's completely solvable.

Pre-qualification is generally an early estimate based on information you provide. A pre-approval involves a more detailed review of your financial profile and can strengthen an offer, but it remains subject to final underwriting, property review, and lender conditions.

From accepted offer to closing typically runs 21–35 days for a standard file. Pre-approval itself can be issued in 24–48 hours once we have your documents.

Plan on roughly 2–4% of the purchase price for closing costs (lender fees, title, taxes, prepaid escrow). Some can be covered by seller concessions negotiated into your offer.