We Heard Your Loan Got Denied — Bummer.
Here’s the thing: sometimes a couple small tweaks can change the whole picture. We have dozens of alternative loan options, but most commonly we just need to tell the story differently to a fresh set of eyes. Do you have another mortgage conversation in you?
The problem isn’t you, and it might not even be your lender:
Getting denied doesn’t mean you aren’t qualified. You may have just been sitting at the wrong table.
What if your mortgage was just like a bad date:
Imagine you met someone for the first time then said to them, “Yeah, I work sometimes, then take a few months off until I feel like going back.” Check, please!
Now, imagine you said, “I’m a traveling nurse/tradesperson who works fixed contracts, with time off in between to recharge and select my next placement.” Suddenly, tell me more.
The same story told a little differently can make all the difference. As a broker, I have the flexibility to look at your whole story, and be the matchmaker who finds your best fit. It’s part of why I started this business — so I can make sure your loan ends up in front of a lender who is interested in your scenario, and tell the story in a way that gives you the best shot at success.
Some real scenarios we have closed:
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I've been self employed for less than two years and I don't want to wait.
I hear this one a lot. The two year rule is actually not universal, but it requires some extra documentation to support that your new business is stable. Maybe that information just needs to be included, or an alternative loan option is your best fit. Before you wait it out, let’s see what your options are.
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I have a lot of assets, but somehow that isn't enough.
Mortgage guidelines were built for more generalized scenarios, which can feel strange if you can pay cash but are told you can’t get approved. We have a few options in this case. Whether your assets are structured in a trust, capital gains, or you need a specific asset depletion loan, we regularly secure loans for clients with complex financial pictures.
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My VA loan was denied because of my income.
VA loans have extremely flexible guidelines which is a blessing and a curse; there are a lot of things that they allow in theory but individual lenders may not allow in practice. For example, I helped a client with a shorter history of bonus income than is technically allowed by reviewing his file directly with the VA. We were able to work together to get his family into their new home!
Why I Do This:
Whatever your circumstances, I have been in crazier situations with my clients. Here’s a great example: I once had a client whose loan was denied simply because the underwriting manager thought her dog…was actually a goat. I received a call informing me that the file was rejected because the property was "clearly a working farm." The case had already been escalated to the top, and I was told the decision was final. Naturally, I raised hell, but the underwriting manager snapped, "If it wasn't a farm, then why is there a goat inside the house in the appraisal photos!?"
It wasn't the prettiest dog (although, pretty is as pretty does), but it certainly wasn't a goat. Despite my protests, his decision was final. He reminded me that his job wasn't just to follow guidelines—which my client met—but to make a credit risk decision, and his answer was just no.
I stayed awake until 3 AM worrying about that one. The next morning, I did what I do best: I called everyone in town until I found a lender who could work with the loan. It closed without a problem because that’s what my client deserved. That experience, and others like it, is why I decided to work independently – so if I ever face a "dog/goat" scenario again, I won't be stuck with just one person's opinion.
As the broker and owner of a small, dedicated team I work with borrowers in Virginia and Florida. I have access to nearly every loan option available. If a specific option exists that I can't provide, I'll tell you exactly who to call, because you deserve a real answer from a real person. If a situation isn't feasible, I'll be honest with you about that, too.
Ready to Give It a Shot?
We can take one of two paths. One, if you'd prefer to hop on a call without a plan, we can treat it as a mortgage therapy session—and I'm more than happy to do that. However, the more information I have up front, the more helpful I can be. Two, if you'd rather I review your details first, go ahead and apply before our call. I'll take a look at everything and put together a game plan for us to review together.
Are you a realtor or lender with a tricky file?
Sorry about the URL—YourLenderProbablyIsDelightful.com didn't have the same ring to it! But I've been in your shoes before, where a file was workable but simply not a match for my employer at the time. I sincerely appreciate the trust that fellow professionals place in me, so here are my core commitments to you as another pro:
Helping you protect your relationships. If a previous partner did a good job but things just didn’t work out, my goal is to reach the closing table completely drama-free. I will never disparage you to your agents or clients; I just may have different options available.
Helping you keep the deal if possible. If there's a viable way to keep the loan where it is without me taking over, I'll happily give you some ideas. In fact, at least half of the calls I get end with me telling them how to save the deal where it is instead of sending it to me.
Being honest with you about our chances. I won’t write a pre-approval letter if I’m only 60% confident we’ll make it to the closing table. If a deal is already under contract and things are iffy, I'll be completely upfront about the likelihood we can make it work, allowing you to decide whether to duke it out or step away.