Self-employed income & tax write-offs
Review business cash flow and documentation, then check whether an eligible bank-statement or other documentation program may fit.
YOUR REALTOR FINANCING PARTNERRealtors, bring me
Kevin FreyMORTGAGE ADVISOR · NMLS #2576911
Realtors, bring me
your turndowns.
A mortgage partner for agents and buyers in Washington, Idaho, Utah, and Arizona.
When a deal stalls, I go looking for a lender whose guidelines fit the borrower, the property, and the transaction. Bring me the challenge so we can compare options, structure a financing plan, and work toward closing.
Free conversation · Available for phone calls seven days a week.
Kevin FreyMORTGAGE ADVISOR · NMLS #2576911
YOUR CLIENT. OUR SHARED GOAL.A clearer path forward.WASHINGTON · IDAHO · UTAH · ARIZONA
A mortgage partner in your buyer’s next state.
Realtors in Washington, Idaho, Utah, and Arizona: bring me your declined files, condo questions, relocating buyers, and offer-financing concerns. We’ll work through the scenario and the next step together.
I’m also licensed in Illinois. Wherever your next move is within my licensed states, bring the property, goals, and timing into the conversation early.
Washington
Condo questions. Move-up plans.
Plan a Washington purchase, review a condo roadblock, or coordinate the sale of a current home.
Washington home loans IdahoRelocation. First-home preparation.
Connect an Idaho home search with job changes, sale timing, and homebuyer education.
Idaho home loans UtahOffer preparation. Property costs.
Prepare a Utah offer with a clearer payment, property budget, and financing timeline.
Utah home loans ArizonaRelocation. Assistance questions.
Connect an Arizona move with an agent, the full property budget, and questions about assistance.
Arizona home loansCall Kevin: (425) 941-0606
Free conversation · Phone calls seven days a week
ONE LENDER’S ANSWER IS A STARTING POINT
Let’s find out what’s possible.
I want to understand what stopped the loan, then search for a lender and program that may be a better fit.
- 01
Understand the roadblock.
Review the reason for the decline, the borrower’s goals, and the property and transaction details.
- 02
Compare lenders & approaches.
Explore eligible programs and the documentation, costs, tradeoffs and conditions behind each option.
- 03
Give the team a next step.
Explain what may move forward, what needs to be resolved, and what the lender still needs to evaluate.
WHEN SOMETHING IS HOLDING UP THE DEAL
Bring me the complicated part.
Income that doesn’t fit the usual box. A property the first lender won’t finance. Cash to close that needs a better plan. These are the conversations I want Realtors to bring me.
I’ll search for lender guidelines that fit the scenario and help you and your client understand the options.
48 common challenges to bring Kevin
01
Income & employment
1099, freelance, gig or seasonal work
Compare how lenders evaluate the work history and documented earnings.
Commission, bonus or overtime income
Review the income history and how the chosen lender calculates variable earnings.
New job, relocation or employment gap
Check the job terms, start date and documentation against program requirements before the offer depends on them.
Multiple jobs or part-time income
Identify which income sources may be eligible and what history the lender needs.
Business, partnership or K-1 income
Review ownership, distributions, obligations and the documents needed for underwriting.
Rental income that is hard to document
Review leases, tax returns and property history to see how an eligible program may treat rental income.
Retirement, pension or other qualifying income
Review acceptable documentation, expected continuance and which income sources may be considered.
02
Credit & monthly debts
Credit scores near a lender’s cutoff
Compare lender and program criteria and identify practical next steps if the file is not ready.
Thin credit or limited credit history
Check whether the program permits an alternative way to document creditworthiness.
Recent late payments
Review the timing, circumstances and applicable payment-history requirements.
Collections, charge-offs or disputed accounts
Clarify how a program treats the accounts and what must be resolved or documented.
High debt-to-income ratio
Revisit eligible income, monthly obligations, down payment and loan structure within underwriting requirements.
Student loan payment calculations
Check the documented payment and the calculation required by the program being considered.
Bankruptcy, foreclosure or short sale history
Review event dates, required waiting periods and any documented circumstances permitted by the program.
An existing home or several financed properties
Review current obligations, eligible rental treatment and reserve requirements across the portfolio.
03
Down payment & assets
Limited down payment
Compare eligible lower-down-payment programs and the full payment and cash-to-close picture.
Down payment assistance questions
Check program availability, location, eligibility, terms and whether a lender can combine the financing.
Gift funds from family
Confirm the permitted donor, documentation and transfer requirements for the selected loan.
Large deposits or hard-to-trace funds
Identify source-of-funds documentation early so unexplained deposits do not surprise underwriting.
Reserve requirements or asset documentation
Compare required reserves and which documented assets a lender may count.
Substantial assets but modest monthly income
Review whether an eligible asset-based income approach is available and appropriate.
Sale proceeds arriving near closing
Coordinate documentation and timing so the down payment is available when needed.
04
Property & condo questions
Condo eligibility or a prior project decline
Review the project, the reason for the decline and possible lender review paths, including non-warrantable condo inquiries.
HOA reserves, assessments, litigation or repairs
Identify documents and issues affecting eligibility; some conditions must be resolved before financing.
Insurance availability, coverage or premiums
Review required property or master coverage and how its cost affects qualification.
An appraisal below the contract price
Revisit the cash gap, financing and contract options; any value concern needs the proper review process.
Repairs, condition or renovation needs
Determine whether repairs must happen first or an eligible renovation program may fit.
Manufactured or modular housing
Check property classification, foundation, title and lender eligibility requirements.
Two-to-four units or an accessory dwelling unit
Review property use, permitted units and how the program treats eligible rental income.
Rural homes, acreage or an unusual property
Check comparable sales, property use and lender requirements for unique features or mixed use.
Well, septic, private road or access issues
Identify required inspections, agreements and property standards early.
Title, liens, ownership or vesting problems
Coordinate with title and relevant professionals on items that must be cleared or documented.
Disaster damage, flood or other property risk
Review inspections, repairs, insurance and program restrictions before relying on a closing date.
05
Borrower & loan structure
VA eligibility, entitlement or property questions
Review the Certificate of Eligibility, entitlement, occupancy and property requirements for the buyer’s situation.
FHA, USDA or conventional program fit
Compare eligibility, location where relevant, mortgage insurance and the buyer’s financing picture.
A larger loan or jumbo financing
Compare lender criteria for loan size, income, credit, down payment and reserves.
A co-borrower or non-occupant co-borrower
Check permitted structures and how each borrower’s income and debts would be treated.
Investment property or DSCR questions
Review whether eligible investor financing based on property cash flow may fit, including its terms and requirements.
Residency, ITIN or documentation questions
Check permitted documentation and lender and program eligibility for the specific borrower scenario.
Trust or LLC ownership questions
Review permitted vesting and coordinate the required documents with title and the lender.
06
Offers, contracts & closing
Buying before the current home sells
Compare qualifying with both homes, sale contingencies and any eligible bridge or equity-access options.
A stalled loan or a tight closing timeline
Identify unresolved conditions and whether a realistic lender change can help.
Seller credits, buydowns or cash-to-close pressure
Compare permitted credits and loan structures, including future payments after a temporary buydown.
A rate lock or contract deadline is approaching
Review the timing and costs of available options before the deadline.
New construction or a renovation timeline
Coordinate completion requirements, appraisal conditions and financing milestones.
Divorce, inheritance or an ownership buyout
Review financing and documentation with the buyer’s title and legal professionals as appropriate.
New debt or expired documents before closing
Reassess the changed facts and underwriting conditions so the team knows what must happen next.
Your scenario may still be worth a conversation.
Try a broader search or bring Kevin a high-level summary of the roadblock.
Don’t see your situation? Bring it to me. This list covers common challenges; the details determine which options, if any, are available.
Program availability and terms depend on the lender, location, borrower and property. Some scenarios require additional documentation, waiting periods or property conditions to be resolved. Every loan remains subject to underwriting and approval.
ONE EXAMPLE: KNOWING THE CONDO GUIDELINES
New condo rules don’t scare me.
I see knowledge of the rules as a way to help you plan. Bring me the project questions early so we can identify the review, documents and lender requirements that matter for your buyer.
That conversation can help us plan the cash to close, consider permitted seller credits, and allow realistic time for review before you structure the offer.
THE DETAILS WORTH CHECKING EARLY
- HOA budget, reserves and assessments
- Master insurance coverage
- Project condition and required repairs
- Pending litigation or eligibility questions
- The review path for the chosen loan program
Requirements vary by program and lender. FHA project approval and Single-Unit Approval have their own requirements.
Read HUD’s condominium guidance Read Fannie Mae’s project guidanceBEFORE YOU WRITE THE OFFER
Put the mortgage plan into the conversation.
Let’s use the financing details to help structure an offer around your buyer’s situation.
Start with the payment.
Review the buyer’s priorities and the housing costs that shape the monthly budget.
Compare credits & cash.
Explore permitted seller credits and financing structures within program guidelines.
Review the property.
Identify appraisal, condition, insurance and project information needed for the loan.
Plan the timeline.
Coordinate documents, the home sale, a job transition and financing conditions early.
NEW STATE. SAME PERSON IN YOUR CORNER.RELOCATING? LET’S PLAN YOUR NEXT CHAPTER.
Five states. One mortgage relationship.
Moving for work, family, retirement, or a fresh start? I’m licensed in Washington, Idaho, Arizona, Utah, and Illinois, so your mortgage planning can stay with one advisor when your next home is in one of these states.
- WAWashington
- IDIdaho
- AZArizona
- UTUtah
- ILIllinois
Let’s connect the pieces: your new job or transfer, the sale of your current home, your down payment, and a realistic closing timeline. Bring me in before you write the offer.
FOR YOUR INVESTOR & BUSINESS CLIENTS
Commercial property? Bring me the scenario.
An apartment building. A mixed-use investment. A new space for a business. Kevin can help explore commercial lenders and financing approaches based on the property, the borrower, and the plan.
Explore commercial financing
Bring the questions in early so we can identify the financing and documentation considerations before the offer.
QUESTIONS FROM REAL ESTATE AGENTS
Bring me in before the offer.
Let’s help your buyer understand the financing process and the next step. I’m available for phone calls seven days a week.
Call Kevin: (425) 941-0606Can you review a mortgage another lender declined?
Yes. Start with the reason the file stopped, the property state, and a high-level scenario. I’ll review the roadblock and compare possible lender approaches. I can explain what needs to be verified and what the next step may be. A second look does not guarantee approval.
Can you help with condo financing questions?
Bring me the project question or the first lender’s reason for declining the condo. I can help identify the information needed and compare lender guidelines, so you and your buyer understand the issues before deciding how to proceed.
How early should we discuss financing before an offer?
Bring me in while the buyer is preparing to search. We can discuss the payment, cash to close, preapproval steps, property questions, and timeline. If you have a specific offer scenario, connect us before the contract depends on financing assumptions.
Can you work with agents helping buyers relocate between states?
Yes. I’m licensed in Washington, Idaho, Utah, Arizona, and Illinois. For a purchase in one of those states, we can connect the job change, home sale, down payment, and financing timeline. I can also help with agent research and referrals when a buyer needs a local connection.
BRING THE SCENARIO. LET’S FIND THE NEXT STEP.
Have a tough file? Let’s talk it through.
A declined loan. A relocating buyer. A property question. Let’s put the financing knowledge to work for your client.
Start with the big picture.
The property type and state. What stopped the loan. The buyer’s timeline. The question you need answered.
Keep client information protected.
Begin with a high-level summary without client names or sensitive financial details. With your buyer’s permission, we can coordinate the next application steps through LendingPad.
Kevin’s buyer applicationA second look evaluates possible options. Approval depends on borrower, property, program and underwriting requirements.