Less than most people think. Conventional loans can go as low as 3% down, FHA loans 3.5%, and VA loans 0% down for eligible veterans. Some state Down Payment Assistance programs cover part or all of it. The right answer depends on your situation — we run the numbers together.

Programs exist across a wide range. FHA loans often go down to 580 (sometimes lower), conventional loans typically start around 620, and stronger scores open more options and better terms. If you're not sure where you stand, that's the first thing I help you find out — no commitment.

PMI (Private Mortgage Insurance) is an extra monthly cost on conventional loans when you put less than 20% down. It protects the lender, not you. The good news: once your loan balance hits about 78–80% of the home's value, PMI typically drops off — sometimes automatically, sometimes by request.

Yes — that's a normal timeline when the file is built right from day one. With a fully underwritten pre-approval, your offer is treated almost like cash, and the closing clock can move faster. The opposite happens when documents trickle in or surprises hit underwriting late. I run files clean and proactive.

No. You're free to choose any licensed loan officer. A Realtor's preferred lender may be great — or may not be the best fit for your situation. The right move is to talk to a couple, compare how they communicate, and pick the person you trust most with the biggest purchase of your life.

Yes — every state I'm licensed in (AZ, CA, CO, AL) has some form of Down Payment Assistance for qualified first-time buyers. Eligibility depends on income, location, and the program. I help you figure out which ones you actually qualify for, no marketing fluff.