Strategy Before the Loan.
Strategic Mortgage Solutions for Texas & Oklahoma
Types of Loans
Conventional Loan
Lower fixed rate of interest
Higher down payment – build equity faster
May need private mortgage insurance (PMI)
FHA Loan
Often lower than standard market rates.
Enter the market with as little as 3.5% down
Mandatory upfront and monthly insurance.
VA Loan
100% financing for those who served.
Exclusive, government-backed interest savings.
Significant monthly savings.
C2P Loan
Single application for land and build.
Secure your permanent rate before building begins.
Lower payments while your home is under construction.
Jumbo Loan
Financing for luxury properties exceeding standard limits.
Strategic paths available with as little as 10% down.
We use your full financial profile, including RSUs and investments, to qualify.
A conventional mortgage loan is secured by the backing of a private lender, unlike FHA or VA loans, which are guaranteed by the federal government. Good credit, steady income and a 20% down payment means you will get a much lower fixed rate of interest. You should also keep in mind that the higher down payment you are making on a conventional mortgage loan will enable you to build a higher level of equity much faster. With this type of loan, if you cannot manage the 20% down payment, you may need to get Private Mortgage Insurance (PMI). Under the terms of a conventional mortgage loan, you will normally be required to pay the full amount of the loan at a fixed interest rate over the course of 30 years.
An FHA loan, which is backed by the Federal Housing Administration (FHA),is friendlier to first time home buyers than many other types of loans. A very low down payment of 3.5% required. Private Mortgage Insurance (PMI) is usually necessary when the down payment is this low, but you don’t have to be approved in advance to obtain it. Another advantage is that credit score levels are not as stringent. Even with a bad credit score, bankruptcy, or past foreclosure, you may still be able to qualify for an FHA loan. Another big benefit of an FHA loan is that it is assumable, meaning that if you decide to sell your home at some future date, the new buyer can assume your mortgage. Luminate Bank is approved as a mortgage lender by the FHA.
A VA loan is one of the benefits of serving in the United States Armed Forcesand are available for those who are either currently serving in the United States military or who have served in the past. Veterans are required to furnish the required paperwork regarding their military service and comply with the proper application process. The VA loan is backed by the federal government, requires no down payment and no mortgage insurance. Credit score requirements may be lower than for a conventional loan. VA loans can be used to refinance a property purchased under the VA program, to purchase specially adapted properties for those with service-related disabilities, and help Native American veterans purchase property on tribal-held land.
A Construction-to-Permanent mortgage is used to finance the construction of your a home, lock in your interest rate and close before construction begins. Once construction has been completed, the CP loan converts to a permanent mortgage.
When we hear the term ‘jumbo’, we think of large or plus size, which is the perfect definition of a Jumbo loan. Jumbo loans are plus-size loans that are for dollar amounts larger than conforming loan limits. In most areas of the US the threshold for jumbo loans is $453,000. Jumbo loans are considered riskier, so the requirements include higher down payments and better credit scores – often at least 700. Some Jumbo loans require the borrower to have some cash reserves available. The interest rate tends to be higher and the terms are stricter. However, there are a number of benefits to Jumbo loans, including the ability to purchase a more expensive home, and attractive tax breaks. VA Jumbo loans are also available for veterans.
Strategic Lending Guidelines
Navigating the mortgage landscape requires a balance between mathematical precision and long-term financial goals. The primary guideline for any successful loan is verified transparency; lenders evaluate your “Three Cs”—Credit (your history of repayment), Capacity (your debt-to-income ratio), and Collateral (the value of the property). To ensure a smooth path to closing, it is essential to maintain financial stability from pre-approval through funding: avoid opening new lines of credit, keep large deposits traceable, and ensure your employment status remains consistent. By understanding these core benchmarks, you transform the lending process from a hurdle into a strategic move toward building equity.
Three Rules for a Smooth Closing
Protect Your Credit: Do not apply for new credit cards or auto loans during the process.
Document Everything: Keep your tax returns, bank statements, and paystubs organized and ready.
Consistency is King: Avoid changing jobs or moving large sums of money between accounts.
Core Mortgage Guidelines & Best Practices
To ensure your loan moves from application to clear-to-close without surprises, follow these strategic guidelines:
Employment Stability – Maintain your current job and pay structure; underwriters look for a consistent two-year history.
Asset Transparency – All funds for your down payment and closing costs must be “seasoned” (in your account for 60 days) or clearly sourced.
Debt-to-Income (DTI) Management – Keep your monthly debt obligations below 43–45% of your gross monthly income for most programs.
Credit Preservation – Avoid new credit inquiries, financing new furniture/cars, or closing existing credit cards during the process.
Property Eligibility – The home must meet specific safety and value standards determined by a professional appraisal.