The Ladder
From one home to a portfolio, a rung at a time.
Find where you stand today. Every program below is one Kimberli can shop for you right now.
- 00
Get position-ready
Credit, documents and a plan before you shop.
Investors check their numbers before they commit. Do the same: know your buying power, tidy your credit file and set a timeline before you fall for a house.
Mortgage Pre-Approval Consulting
Audits income, credit & DTI · Catches issues before you shop · A pre-approval sellers trust
Loan Pre-Qualification
Upfront income & credit review · Know your real budget · Before you start touring
Credit Consulting
Fixes report errors · Improves debt-to-income ratio · Optimized for loan approval
Document Organization
Organizes W-2s & tax returns · Complete package before underwriting · No last-minute requests
Purchasing Strategy
Loan structure planned upfront · Offer timing roadmap · Closing plan before you shop
Purchase Timeline Guide
Know every deadline · Rate lock scheduling · Inspection & closing milestones
Fast Pre-Approval / 21-Day Fast Closing
Fast pre-approval turnaround · Funding in as little as 21 days · Built for competitive bids
Home Loan / Rate Assessment
Matched against current programs · Precise loan & rate · Based on your real financials
- 01
Open position one
Your first home is your first holding.
The down payment is the seed. From the first payment on, part of every check goes to an asset with your name on it instead of a landlord's.
First-Time Homebuyer Program
Low down payment options · Down-payment assistance available · Matched to your budget
Conventional 97
Just 3% down payment · PMI cancels automatically · Great for first-time buyers
Low Down Payment Options
VA & USDA: zero down · FHA: 3.5% down · Conventional 97: 3% down
FHA Loan
3.5% down payment · Credit scores from 580 · Government-insured through HUD
VA Loan
Zero down payment · No monthly mortgage insurance · For veterans & active duty
USDA Loan
Zero down payment · Eligible rural & suburban zones · Household income limits apply
Conventional Loan
PMI cancels at 22% equity · Backed by Fannie Mae / Freddie Mac · Primary, second & investment homes
Fixed-Rate Mortgage
Rate locked for full term · 15- or 30-year options · Same payment every month
Adjustable-Rate Mortgage (ARM)
Lower rate for 5-10 years · Adjusts with market index · Fits shorter ownership timelines
Jumbo Loan
Above conforming loan limits · Strong credit & reserves required · Ideal for luxury purchases
Residential Home Financing
Multiple lenders compared · Streamlined underwriting · Full service, application to close
Construction Loan
Land + build in one loan · Converts to permanent mortgage · Draws tied to milestones
Non-QM / Bank Statement Loan
No tax returns needed · 12-24 months of bank statements · Built for self-employed borrowers
Self-Employed Mortgage Solutions
Bank statements, not just tax returns · Built for 1099 income · Understands variable cash flow
Asset Qualifier Loan
Qualify using liquid assets · No tax returns or pay stubs · Built for retirees & HNW buyers
ITIN Loan
No Social Security number needed · Uses alternative credit history · Rent & utility payment records
Foreign National Loan
No U.S. credit score needed · Uses international credit history · For non-U.S. residents
Interest-Only Loan
Lower initial payments · Interest-only for a set period · Fits irregular income
- 02
Build equity, then put it to work
Equity is a balance you can check, and use.
Each payment and each year of value change moves your equity. Once it is large enough, it can fund a renovation, pay off high-rate debt or become the down payment on the next position.
Cash-Out Refinance
Turn equity into cash · Replaces your current mortgage · Subject to LTV limits
HELOC / Home Equity
Revolving credit line · Draw funds as needed · No refinance required
Rate Lock & Shop Program
Lock your rate first · 90-day rate protection · Float-down if rates drop · Shop with confidence
- 03
Keep it, rent it, buy the next
One holding becomes two.
Many owners keep the first home as a rental and buy again. Investment loans can qualify on the rent the property earns rather than your paycheck.
DSCR / Investment Property Loan
Qualify by rental income · No W-2s or tax returns · Single-family to small multifamily
Multi-Property / Portfolio Financing
Bundle assets under one note · Cut duplicate fees · Built for scaling investors
Bridge Loan
Short-term, interest-only financing · Buy before you sell · Secured by current home equity
Fix and Flip Loan
Funds purchase + renovation · Draws released as work is verified · Based on after-repair value
Hard Money Loan
Short-term, asset-based financing · Approved on property value · Fast funding for investors
Commercial Real Estate Financing
Acquisitions & refinances · Ground-up construction financing · Direct lender access
- 04
Hold for the long run
A paid-down home is a base for later life and for family.
Later on, home equity can supplement retirement income. Passing property to family is an estate planning question as much as a lending one, so bring your attorney or planner in early.
Reverse Mortgage
For homeowners 62+ · No required monthly payment · Lump sum, credit line, or monthly
Using home equity to buy another property adds leverage and risk: a falling market or an empty rental affects both homes. Eligibility, rates and terms depend on the lender. Not tax, legal or investment advice.