No W-2? No Problem! Who told you you need a W-2 to buy a home?

Let’s get one thing straight: just because you don’t have a traditional 9-to-5 job with a W-2 doesn’t mean homeownership is out of reach. That outdated idea? Toss it out. In today’s world, the workforce is shifting. More people are building businesses, freelancing, creating content, driving rideshare, and working gigs on their own terms. You’re not following the old script—and that’s not a disadvantage. It’s just different. And that’s where 1099 loans come in.

Your Hustle Counts

If you’re a contractor, creative, gig worker, or self-employed boss, your income may not come with a neat little W-2 at the end of the year. But let’s be real—you’re working just as hard (maybe even harder), and your income should count when it comes to buying a home. I talk to people all the time who’ve been told they “don’t qualify” simply because their income doesn’t fit into the traditional lending box. They’re frustrated. They’ve been turned away by lenders who don’t understand how self-employed income works.

But here’s the good news: That’s not the end of the story.

What Is a 1099 Loan?

A 1099 loan is a type of home loan designed specifically for self-employed individuals, freelancers, and independent contractors—aka, people who get 1099 forms instead of W-2s.

Instead of relying on pay stubs and employer letters, these loans look at alternative forms of income documentation, like:

• Your 1099s from the past one or two years
• Bank statements showing consistent deposits
• Profit & loss statements
• Business income summaries

These documents help paint a more complete and realistic picture of what you actually earn—because your income is real, even if it doesn’t look “typical” on paper.

Let’s be honest—Your income isn’t unusual. It’s just not typical. And that’s okay.

The truth is, traditional lending hasn’t kept up with how people make money today. But I have. I work with people just like you—content creators, Uber drivers, hairstylists, consultants, real estate agents, online sellers, and more. Your work might not fit inside a cubicle, but that doesn’t mean you shouldn’t have a place to call your own.

And if you’ve been ghosted by lenders who didn’t bother to learn your story or understand your grind, it’s time for a different approach.

It’s all about strategy, qualifying for a home as a 1099 worker isn’t impossible—it just takes the right strategy. It’s about looking at your income differently. It’s about finding the right loan programs. It’s about working with someone who doesn’t make assumptions based on outdated standards.

More people qualify than they think! Seriously. I can’t tell you how many people I’ve talked to who were convinced they didn’t qualify—until we actually sat down and looked at their financials. If you’re consistently bringing in income—even if it’s from multiple sources or varies from month to month—there’s a good chance you do qualify.

So let’s talk about it. Ready to Make a Move?

If you’ve been thinking about buying a home but assumed you couldn’t because you don’t have a W-2—think again. You’ve got options, and you’ve got support.

Let’s connect. We’ll take a look at your unique situation and map out a plan that fits your hustle, your income, and your future. Because your dream of homeownership? It’s still very much alive.

Contact us today!

DRE ID # 01769353

NMLS ID # 394275

4 Important Accounts To Have When Buying A Home

Buying a home is one of the biggest financial moves you’ll ever make. And if you’re planning to buy in 2025, setting up the right financial accounts now can make all the difference between a smooth homebuying experience and unnecessary stress. 

So, let’s break down the four essential accounts you should have before you buy a home;

1. Checking Account – The Hub for Your Finances

Your checking account is where your financial transactions happen—paying bills, covering daily expenses, and managing cash flow. But here’s the mistake many homebuyers make: keeping too much money in their checking account.

Your checking account should only hold enough money to cover three months of expenses at any given time. Why? Because idle money sitting in a checking account isn’t working for you. Interest rates on checking accounts are typically very low, meaning your money isn’t growing. Instead, use this account strictly for expenses and keep your excess funds in high-yield savings accounts where they can earn interest.

2. High-Yield Savings Account (HYSA) – Your House Fund

If you’re planning to buy a home, you’ll need funds for your down payment, closing costs, and initial home expenses—and this money needs to be in a safe place where it can grow. That’s where a high-yield savings account (HYSA) comes in.

Unlike regular savings accounts, HYSAs offer higher interest rates, typically around 3.75% or more. This means your money grows while you’re saving, helping you reach your homeownership goal faster. Look for an HYSA with no fees and easy access, so you can withdraw your funds when it’s time to close on your home.

3. Emergency Fund – Your Safety Net

Life happens. Unexpected car repairs, medical bills, or job changes can throw a curveball at your finances. The last thing you want is to be financially stretched right before (or after) buying a home.

A good rule of thumb? Keep 3-6 months’ worth of expenses in a separate HYSA dedicated to emergencies. Some banks allow you to create sub-accounts within your HYSA, making it easy to separate your emergency fund from your house fund while still earning interest. An emergency fund provides peace of mind, ensuring that you can handle surprises without dipping into your home savings or disrupting your mortgage payments.

4. Retirement Accounts – Thinking Long-Term

While buying a home is a major financial milestone, it’s not your only financial goal. Retirement planning should still be a priority, even when saving for a house.

If your employer offers a 401(k) with a match, contribute enough to get the full match—it’s free money! After that, consider opening an Individual Retirement Account (IRA) to further grow your retirement savings.

Not sure if you’re on track? Tools like Vanguard’s retirement calculator can help you estimate your future savings and adjust your contributions as needed. While your home is an investment, you don’t want to neglect the bigger picture of long-term financial security.

Final Thoughts: Build Your Financial Foundation Now

Buying a home is exciting, but it requires smart financial planning. Setting up these four accounts will put you in the best position to purchase a home without unnecessary stress or setbacks. As a mortgage broker, my goal is to help you navigate the homebuying process with confidence. 

DRE ID # 01769353

NMLS ID # 394275

How One Simple Question Can Save You Over $100,000 on Your First Home

Buying a home is one of the biggest financial decisions you’ll ever make. But what if you could save over $100,000 just by asking one simple question when getting pre-approved for a mortgage?

The Question That Can Save You Thousands

Before you commit to a lender, ask:

“Can you provide me with a closing cost estimate?”

This one question puts you in control and gives you a clear breakdown of all the fees, interest rates, and costs associated with your loan. Too often, homebuyers accept the first mortgage offer they receive, not realizing they could be paying thousands more in unnecessary fees and higher interest rates.

The Smart Move: Compare Offers from Multiple Lenders

Once you get your first closing cost estimate, don’t stop there. Within 14 days, apply with one or two other local lenders and request the same Loan Estimate. This comparison process will help you:

• Identify hidden fees some lenders may charge.
• Compare interest rates and loan terms to find the best deal.
• Negotiate with lenders to secure better rates and lower costs.

How Much Can You Really Save?

According to research, buyers who shop around for mortgage quotes save an average of $76,000 over the life of their loan. And in high-cost areas, that number can jump to $100,000 or more. That’s money you could use for renovations, investments, or simply keeping more cash in your pocket.

3 More Ways to Save Big on Your Mortgage

Besides shopping around for the best loan offer, here are three additional strategies that can help you maximize your savings:

1.) Boost Your Credit Score for the Lowest Rates

Your credit score plays a huge role in determining your mortgage rate. The higher your score, the lower your interest rate will be. Aim for a score of 780 or higher to qualify for the best rates possible. Here’s how you can improve your score:

• Pay down credit card balances to lower your credit utilization.
• Make on-time payments for all bills and loans.
• Avoid opening new credit lines before applying for a mortgage.

2.) Consider an Adjustable-Rate Mortgage (ARM)

An adjustable-rate mortgage (ARM) often starts with a lower interest rate compared to a fixed-rate mortgage. This can be a great option if you plan to sell or refinance before the rate adjusts. However, make sure you understand the risks, as rates can increase after the initial fixed period.

3.) Negotiate a Seller-Paid Rate Buy-Down

In today’s market, buyers have more leverage than they think. You can ask the seller to cover a rate buy-down, which means they pay upfront to lower your mortgage interest rate for the first few years. This strategy can significantly reduce your monthly payments and make homeownership more affordable.

Don’t Leave Money on the Table

The homebuying process can feel overwhelming, but doing your homework pays off—literally. Asking for a closing cost estimate and comparing multiple lenders can save you tens (or even hundreds) of thousands of dollars over time. And with a few extra strategies, you can cut even more costs on your mortgage.

Ready to start your home search? Make sure to ask the right questions and shop around for the best deal. Know someone who needs to see this? Share this with them now!

Let us partner with you to find your first home! Contact us here today! 

DRE ID # 01769353

NMLS ID # 394275

The New 2025 Homebuying Rule That Changes Everything

If you’ve been holding off on buying a home because of high down payments and private mortgage insurance (PMI) costs, 2025 just delivered some game-changing news. A brand-new rule now allows homebuyers to qualify for a mortgage with no PMI, just 1% down, and a credit score of 620 or higher—making homeownership more accessible than ever before.

What This Means for Homebuyers

For years, one of the biggest hurdles to homeownership has been the down payment requirement. Traditional mortgages often require anywhere from 3% to 20% down, which can take years to save up. But now, with as little as 1% down, you can secure a mortgage for a $450,000 home with just $4,500—that’s less than what most people put down on a car!

Even better? No PMI. Private Mortgage Insurance (PMI) has long been a burden for homebuyers who put down less than 20%. This additional monthly cost can range from 0.5% to 1.5% of the total loan amount per year, adding hundreds of dollars to your mortgage payment. But under this new rule, PMI is eliminated, meaning more of your money goes toward your home, not unnecessary fees.

Who Qualifies for This Program?

To take advantage of this opportunity, you need to meet just a few simple requirements:

• Credit Score: 620 or higher
• Down Payment: As low as 1%
• Loan Amount: Up to $450,000 (depending on lender guidelines and location)

That’s it. No PMI. No massive upfront savings needed. Just a straightforward path to homeownership with fewer financial barriers.

The Power of Homeownership in 2025

Think about how much you’re paying in rent right now. Every month, you’re essentially helping your landlord build equity instead of investing in your own future. But with this new mortgage opportunity, you can fire your landlord and start building wealth through homeownership.

Homeownership isn’t just about having a place to live—it’s about creating long-term financial stability. When you own a home, you’re not subject to rent increases, you can customize your space as you wish, and you’re building equity with every mortgage payment. It’s one of the smartest financial moves you can make, especially now that the barriers to entry have been lowered.

How to Get Started;

So, you’re interested in taking the next step. Here’s what you should do next:

1.) Check Your Credit Score: If you’re at 620 or higher, you’re already in a great position. If you need to boost your score, focus on paying down debts, making on-time payments, and avoiding new credit inquiries.

2.) Calculate Your Budget: With only 1% down required, consider how much you can afford in terms of a monthly mortgage payment. Factor in taxes, insurance, and maintenance costs.

3.) Get Pre-Approved: Pre-approval is the key to understanding your buying power. A mortgage professional can help you assess your finances and get you started on the path to homeownership.

4.) Start House Hunting: Once pre-approved, you can start searching for homes within your price range. Work with a trusted real estate agent who understands your needs and can guide you through the process.

Don’t Miss This Opportunity

This is one of the biggest homeownership opportunities we’ve seen in years. If you’ve been waiting for the right time to buy, this is it. With minimal upfront costs, no PMI, and a low credit score requirement, owning a home has never been more achievable. The dream of homeownership is no longer just a dream. It’s a reality—one that’s within reach for more buyers than ever before. Don’t wait until this opportunity passes. Take the first step today.

Contact us today if you have any questions about buying a home this year!

DRE ID # 01769353

NMLS ID # 394275

Pros and Cons of Painting Before Selling

Buying and selling a home is considered among the most stressful times in a person’s life. It can be difficult to decide whether to paint your house before putting it on the market. It adds to your already stressful to-do list, and it’s also an added expense. 

Pros of Painting Before Selling;

Appeals to Potential Buyers

First impressions matter when selling your home. Even the best staging or new appliances won’t compensate for damaged or outdated interior paint. A fresh coat of paint will look clean and inviting to potential buyers. If you have bold paint colors in your home, a coat of neutral paint color throughout will make your home more appealing. Neutral tones make it easier for buyers to picture themselves in your home and want to make it their own. 

Adds Value to Your Home

On top of adding visual appeal to your home, it will likely add value. Houses painted in specific colors made an extra $5,000 more than expected. Most buyers want move-in ready homes and are willing to pay more for homes in excellent condition. Chipped or faded paint will lower the value of your home.

Improves Your Virtual Marketing

In today’s world, home buyers begin their shopping online. One way to make your home stand out is with better real estate photos. Without an updated paint job, your home could look old or dingy in photos. Painting your walls and ceilings will make your home look cleaner and brighter online and in person.

The Right Paint Colors Sell Houses Faster

It’s essential to choose colors that appeal to the most buyers. A recent survey from Zillow found that the right paint colors can significantly increase incoming offer prices on a home. Their analysis revealed that homes with rooms painted in light shades of blue, pale blue or gray, and powder blue sold above the expected price ($5,440 on average). When in doubt, choose light neutral colors. Creamy whites, beige, and light grays can make your home look clean and more inviting. 

Cons of Painting Before Selling;

Expense

Home sellers often want to avoid extra expenses, which is understandable. If most of your interior needs a new coat of paint, it can certainly be an investment you may not be willing to make. If your paint is fairly new, thorough cleaning and touching up worn areas may be all that is needed.

Time Constraints

Repainting an entire home takes a significant amount of time. Scheduling and coordinating a new paint job may not be feasible when you are busy trying to get your home on the market. 

Selecting the Wrong Colors

Without expert advice, you may choose colors that don’t appeal to buyers in your area. Speaking with an experienced real estate agent is an excellent way to get feedback before making any changes to your home.

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DRE ID # 01769353

NMLS ID # 394275

5 Ways to Make Your Home More Attractive to Buyers

If you're putting your house on the market, there are several ways to showcase your home's best features and make it more attractive to buyers. Anyone who's ever watched home improvement shows can probably guess a few of the obvious tips, like removing clutter and picture frames, putting a vase of flowers on the dining room table, and baking a fresh batch of cookies. 

Below are five lesser-known but high-impact ways to make buyers feel at home on your property – and get them ready to sign a contract!

1. Focus on making a good first impression.

Selling a house doesn't mean that you have to finish every last project or to-do list; it would be too expensive and time-consuming to paint every room or replace every light fixture. But making your home more attractive to buyers is often a matter of sprucing up the most visible surfaces and areas that help to create the buyers' first impressions of the home. Think curb appeal and entryways. Could you remove some overgrown shrubs from the front of the house, clean the gutters, or plant a new flower bed? Would the front door benefit from a fresh coat of paint? Can you add a low-cost bench to the front porch to make it more inviting for people to sit and notice the space as they're removing their shoes to come inside? There are often a lot of easy, low-cost fixes and upgrades that can freshen up the exterior of your home to make it look more appealing.

2. Set the stage for maximum impact.

In the era of HGTV, many people have become familiar with the concept of “staging" a home for a sale. Real estate agents often work with professional home stagers who can rearrange the home's furnishings and interior decor in a way that strategically conveys value to buyers. Just like a professional stager, you can use your own belongings to create an impact, just by moving items around. For example, if you have a combined living room and dining room, arrange your furniture in a way that clearly shows buyers which room is which, how each room is used, and to draw attention to key features of the home such as a nice fireplace or a beautiful chandelier.  A simple online search can net before-after staging pictures to give you an idea of best practices.

However, staging a home for sale is an art and a science; there are sophisticated strategies that professional stagers can use to make sure your home looks its best and commands attention from buyers for all the right reasons. Don't be afraid to invest some money in professional staging services; depending on where you live and how much help you need, a good stager might cost a few hundred dollars, but it's worth it if they can help you sell your home faster and generate a bigger selling price.

3. Opt for neutral colors and decor.

Many real estate agents will tell you that one of the most important elements in selling your home is making buyers feel like they can visualize themselves living there. You want to make sure your home is decorated in a way that is as inclusive as possible. If your sense of style is rather eclectic or extreme, you might be driving buyers away. Make your home more welcoming to more potential buyers by repainting the walls with neutral colors, and consider putting some of your favorite art pieces, antiques, or sports memorabilia into storage. Even if you have great taste in design, your prospective buyers might not agree. (And unless you're lucky enough to sell your home to a fellow super fan, no one wants a “Man Cave" full of memorabilia from your favorite team!) The goal is to make your home into a blank canvas for its future owners to envision as a place for creating their own lives.

4. Give Fido (and his stuff) the day off.

Getting ready to move to a new home can be stressful for everyone in the family, and that includes your pets. If you're staging your home for viewings, it's best to remove as much evidence as possible of your cats and dogs. Not all buyers have pets or want pets, some buyers might have allergies, and seeing lots of floor space taken up by dog beds, chew toys, or cat scratching posts might cause pet-free buyers to feel like this home is not right for them. Before each open house or viewing appointment, consider putting your pet supplies out of sight and (if possible) send the pets away to daycare or a pet-sitting friend.

5. Get a home inspection, and offer copies.

Home buyers are often reluctant to buy a home if they feel like it's going to be a money pit of expensive repairs and maintenance projects. You can put buyers at ease by getting your home inspected ahead of time by a reputable third-party home inspection service. Offer copies of the report to your prospective buyers. Being transparent about your home's condition, including any potential issues, shows good faith to your buyers and reassures them that there will be no surprises in buying your home.

Making your home attractive to buyers is about more than just cosmetic touches. It's about having a smart strategy to show your home to buyers in a way that conveys value and helps them feel comfortable and excited about living in your home. You're not just painting walls or rearranging furniture; you are creating a positive vision of your buyer's future.

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DRE ID # 01769353

NMLS ID # 394275

How to Unpack After a Move

Save yourself the stress of wondering where your footie pajamas, contact solution, and phone chargers might be, and pack a “Day 1” box of essentials that’ll get you through your first 24 to 48 hours in your new place. “It may take a few days or even weeks at your new home before you get comfortable,” explains relocation expert Bill Mulholland of ARC Relocation Services. “Pack a bag of essential items for each person in your family so you’re not digging through boxes— and include toiletries, medicine, and clothing for the first few days.” Pro tip: Make sure your Day 1 bag holds a few box cutters; you’ll need them to make the task of opening dozens of boxes more tolerable.

Professional organizer Darla DeMorrow of HeartWork Organizing recommends the following technique: “Cut with an ‘H’ motion,” she says. “Cut one side, then the other side, then the long strip down the middle while you lift it up slightly. Using this technique, you won’t accidentally cut into the items inside the box.”

Prep your new place

Create a clean canvas at your new place, preferably the day before your stuff arrives, DeMorrow recommends. Make sure the floors are spotless, wipe down the cabinets, lay shelf paper (if that’s your thing), and be sure you have extra furniture dollies if necessary.

One last look!

We know you’re probably raring to go, but before you dismiss your moving crew, give everything a once-over. “Don’t sign anything from the movers or shipping company until you inspect the packages,” says home organization expert Christina Harmon. We know this sounds like a total pain, but it’s well worth it. “Once you sign, you’re accepting their state of delivery,” Harmon points out.

Laundry

As soon as you cross the threshold of your new place, throw your towels and bed linens in the washing machine so they’re ready for your inaugural new-house shower and sleep.

Bed set-up

It might be tempting to start unpacking in the kitchen or den—after all, those places are where you do the most living. But experts agree it’s best to start where you sleep. Set up your bed with fresh linens so you’ll have a comfy place to rest after unpacking. If you can’t find your bed frame or can’t deal with putting it together on Day 1, it’s fine to put your mattress on the floor for the time being.

Purge

This should be done before you move. But if you didn’t take the time to purge before packing up your old home, start a donation pile now so your junk doesn’t find a permanent space in your new home. If you haven’t listened to that Paul Wall CD in 10 years or worn your high school letterman jacket since the ’90s, you probably won’t do either now.

Create an ‘elsewhere bin’

DeMorrow recommends creating an “elsewhere bin” in the room when you unpack.

“You might decide that the candlelighter, which lived in the kitchen in the old house, should really go in the living room in the new house,” she says. “Save a few steps and park it in the elsewhere bin until you are ready to head to another room.” Similarly, group unused organizing gadgets together and move them along as you unpack.

Unpack the kitchen

Ordering in Chinese and pizza every day gets awfully old awfully fast. “You need to set up your kitchen so you can use it,” Harmon says.

Unpack the items you use daily, starting with cutlery; pros recommend stashing your knives, forks, and spoons in the first drawer to the right of your sink or dishwasher. (You might want to reverse that if you’re left-handed.)

Store your plates, cups, and glasses at eye level or lower, preferably close to your sink or dishwasher. Stash pots and pans near the stove—don’t forget lids—and place heavier items such as cast-iron skillets or small kitchen appliances as close to the floor as you can.

Attack the bathroom

In the bathroom, start with your shower curtain, shampoo and conditioner, body wash, and clean towels. You can unpack your other bathroom gear later.

Goodbye, perfection

Loosely arrange each room by placing large, already-assembled items where you think they should go, Harmon says. If your artwork and personal photographs are available (read: not packed in boxes), lean them against the wall where you think you might want them and let it simmer a day or two before you start installing. “I’m not a big fan of being overly meticulous about layout in advance—I think it’s overkill and a waste of time,” she says. “See if you like how things feel in that room and move on to the next room. You can adjust later.”

Leave the garage

Don’t kill yourself trying to unpack your garage and storage spaces overnight. They’re typically pass-through portions of the home where you won’t spend much time, so you can take your time getting organized. And if you’re anything like us, your garage is usually a repository of half-finished projects, bicycles, and kids’ toys. You’ll be back there soon enough.

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DRE ID # 01769353

NMLS ID # 394275