· Plan · 02
Tricky situation.
Lower credit, gaps in employment, a recent move? I know which lenders give your file a real read instead of a credit-pull rejection.
What if my credit is below 620?
FHA goes to 580. Some non-QM lenders go lower with compensating factors (large down payment, strong reserves). Below 500, options narrow significantly — but credit can be repaired in 60–90 days with a structured plan.
What if I have employment gaps?
Conventional wants 2 years of work history but cares more about consistency than continuity. Returning to the same field after a gap is fine. Career change requires a longer track in the new role. Self-employed gaps need 2 years of returns regardless.
What if I had a bankruptcy or foreclosure?
Chapter 7 bankruptcy: 4 years from discharge for Conventional, 2 for FHA/VA. Chapter 13: 2 years from filing if discharged successfully. Foreclosure: 7 years Conventional, 3 FHA. Some non-QM programs don't have waiting periods.
What if my income is non-traditional?
Bank statement loans qualify you on 12–24 months of deposits, no tax returns. Asset depletion loans use your liquid assets as 'income.' Hybrid programs mix W-2 and 1099. The right product exists for almost every income shape — it's a matter of finding it.
Will I get a worse rate?
Tricky files get pricing penalties — 0.25–0.75% above prime pricing is typical, sometimes more. Rates can be improved later via refinance once the underlying issue resolves (credit improves, gap recedes, etc.).
· Still not finding it?
I'll call you back.
Two more options if none of the above clicks. Read more in the insights — or leave your number and I'll call back. Usually within 4 hours during business days.
Almost there — send the email that just opened, and I'll call you back within 4 business hours.
· Questions left?
Ask me directly.
Four quick taps tell me where you are — or skip the form and just call, text, or email. No follow-up sequence either way. About Tricky situation, or anything else.
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