Find the Right Home Purchase
Loan for Your Situation

VA Home Loans

Exclusive benefits for veterans, active duty, and eligible surviving spouses. The best mortgage program available — period.

• ✓$0 down payment required
• ✓ No monthly mortgage insurance (PMI)
• ✓ Consistently lowest average interest rates
• ✓ Flexible credit requirements (580–620+)
• ✓ Loan limit up to $832,750 (2026)
• ✓ Seller can pay closing costs

FHA Loans

Government-backed with flexible qualification standards. Great for first-time buyers or those rebuilding credit.

• ✓ Only 3.5% down payment required
• ✓ Credit scores accepted as low as 580
• ✓ Higher debt-to-income ratios allowed
• ✓ Gift funds accepted for down payment
• ✓ Competitive government-backed rates
• ✓ FHA Streamline refinance option later

Conventional Loans

The standard mortgage for buyers with good credit and stable income. Flexible terms and no upfront mortgage insurance with 20% down.

• ✓ As low as 3% down payment
• ✓ No PMI with 20% down
• ✓ 620+ credit score (680+ for best rates)
• ✓ Primary, second home, or investment
• ✓ 15, 20, or 30-year fixed terms
• ✓ Jumbo loan option available

First-Time Homebuyer

Special programs and assistance for those buying their first home. Designed to lower the barriers to ownership.

• ✓ Down payment assistance programs
• ✓ Closing cost assistance available
• ✓ Lower credit score pathways
• ✓ State and local grant programs
• ✓ Educational resources and guidance
• ✓ Combinable with FHA, VA, or Conventional

DSCR / Investor Loans

Qualify on the property’s rental income — not your personal income or tax returns. Perfect for growing a rental portfolio.

• ✓ No W-2s or tax returns required
• ✓ Qualify on rental income alone
• ✓ Close in an LLC for asset protection
• ✓ No limit on properties owned
• ✓ 660+ credit score required
• ✓ 20–25% down payment

Free Consultation

We discuss your goals, timeline, and financial situation. No credit check required — just an honest conversation about your options.

Shop Multiple Lenders

We submit your file to multiple lenders and let them compete for your loan. You see real offers — not just one bank’s rate.

Get Pre-Approved

We lock in your best rate and issue a pre-approval letter — telling sellers you’re a serious, creditworthy buyer ready to close.

Find Your Home

Work with your real estate agent to find the right property. We’re available throughout to answer every financing question.

Process & Underwriting

Your dedicated team handles all the paperwork and coordinates with underwriting — same people from start to finish.

Close & Celebrate

We coordinate a smooth closing, then you get the keys. And we’re still here afterward — annual reviews keep your mortgage working for you.

🔑 First-Time Home Buyers

Buying your first home is exciting — and can feel overwhelming. We guide you through every step with patience and plain-English explanations.

• → Full walkthrough of the process before you commit
• → Understand your true budget — not just the approval number
• → Connect you with down payment assistance programs
• → Compare FHA, VA, and Conventional options side by side
• → No question is too basic — we’re here to educate first

🏠 Move-Up & Repeat Buyers

You’ve done this before. We focus on strategy, efficiency, and getting you the best possible terms for your next home.

• → Strategies for buying before your current home sells
• → Use your existing equity for a stronger down payment
• → Quick pre-approvals for competitive markets
• → Jumbo loan options for higher-priced properties
• → Investment property financing for long-term wealth

How much do I need for a down payment?

VA loans require $0 down. FHA needs 3.5%. Conventional starts at 3%. Down payment assistance programs can further reduce your out-of-pocket cost.

What credit score do I need to buy a home?

FHA accepts 580+. Conventional typically needs 620+. VA is flexible. Higher scores get better rates — but don’t assume you won’t qualify. We evaluate your full financial picture.

What’s the difference between pre-qualified and pre-approved?

Pre-qualification is a quick estimate. Pre-approval involves verifying income, credit, and assets — a much stronger signal to sellers that you can close.

How long does the mortgage process take?

Typically 30–45 days from contract to closing. Getting pre-approved first speeds this up significantly. DSCR investor loans can close in as little as 21 days.

Do I need perfect credit to get a mortgage?

No. FHA accepts 580+, VA is flexible, and we have pathways for scores in the 500s in some cases. Better credit earns better rates — but there are options for everyone.

What are closing costs and how much should I expect?

Typically 2–5% of the loan amount — covering lender fees, title insurance, appraisal, and prepaid taxes/insurance. Sellers can often contribute. VA loans also cap what lenders can charge veterans.

Can I buy a home if I’m self-employed?

Yes. Bank statement loans use 12–24 months of deposits instead of tax returns. DSCR loans qualify on rental income for investment properties. No tax returns needed for either.

Should I get pre-approved before looking at homes?

Yes — in competitive markets, many sellers won’t consider offers without a pre-approval letter. It’s the single most powerful thing you can do to strengthen your position as a buyer.

What documents do I need for a mortgage?

Typically: 2 years of tax returns, recent pay stubs, 2 months of bank statements, most recent W-2s, and a government-issued ID. We’ll give you a tailored checklist at your free consultation.

Can I use gift money for my down payment?

Yes. FHA, VA, and conventional loans all allow gift funds from family members. A proper gift letter and paper trail are required — we’ll guide you through exactly what’s needed.

“As first-time homebuyers, we were nervous and confused. Adam took the time to explain everything in terms we could understand. He found us a great rate and walked us through every step. We closed on our dream home and couldn’t be happier!”

Jennifer & Marcus T.

Katy, TX

⭐⭐⭐⭐⭐

“After 22 years in the Army, I wanted to use my VA benefits but had heard horror stories about VA loans taking forever. Adam proved that wrong — we closed in under 30 days with zero down and a rate that beat everything I was quoted elsewhere.”

SFC (Ret.) David M.

San Antonio, TX

⭐⭐⭐⭐⭐

“We were upgrading from our starter home and needed to buy and sell simultaneously. Adam coordinated everything perfectly and found us a solution we didn’t know existed. His education-first approach meant we never felt pressured. Highly recommend!”

The Rodriguez Family

Sugar Land, TX

⭐⭐⭐⭐⭐

Adam Bartling & Team

Loan Officer · NMLS# 2213358

Retired Army Captain with years of mortgage lending experience. Adam brings discipline, integrity, and an education-first approach to every home purchase transaction — whether you’re a first-time buyer or a seasoned investor. Licensed in Texas and 30+ states through Movement Mortgage (NMLS# 39179).