Recent Posts | Popular Posts

Michael George | Mortgage Broker | NMLS Licensed | Arizona 

I’m Michael George, a Mortgage Broker with 25 years of experience, and I’m NMLS licensed. I originate home loans in Arizona.

 
The Core Programs Most Buyers Start With
These are the most common loan types. Even if you think you already know them, the details matter—because small differences can change your payment, your approval, or your cash needed at closing.

* Conventional loans (fixed and adjustable options)
* FHA loans (more flexible guidelines in many cases)
* VA loans (for eligible veterans and service members)
* USDA loans (for eligible areas and borrowers, when available)
 
Specialty Loans Most People Don’t Ask About (Until They Need One)
Not every borrower fits a standard checklist. Not every property is “cookie-cutter.” These programs are designed for real life.

1.) Bank Statement Loans (Self-Employed Friendly)
If you’re self-employed, run a business, or write off a lot of expenses, your tax returns may not show income the same way a W-2 does. Bank statement programs can sometimes use:

A.) Personal statements
B.) Business statements - A review of deposits and cash flow
These can be a strong option for entrepreneurs, contractors, and commission-based borrowers.

2.) DSCR Loans (Investor Loans Based on the Property)
DSCR stands for Debt Service Coverage Ratio. In plain English: the lender looks at whether the rent can cover the payment. This is popular for:

* Rental properties
* Short-term rentals (case-by-case)
* Investors who want a simpler income-doc process

3.) Non-QM Loans (Flexible Options for Non-Standard Files)
Non-QM does not mean “bad loan.” It means the loan is designed for borrowers who don’t fit strict conventional guidelines, such as:

* Variable income
* Multiple businesses or multiple properties
* Recent career changes
* Complex tax returns
These loans can be the difference between “not possible” and “approved.”

4) Jumbo Loans (Higher Loan Amounts)
For higher-priced homes, jumbo financing may be required. Approval can depend heavily on:

* Credit profile
* Assets and reserves
* Clean documentation
* I help structure jumbo files so underwriting stays smooth and predictable.

5.) Asset-Based Qualification
Some people have strong assets but lower reportable income. Certain programs may allow qualification using verified assets (depending on the lender and scenario). This can help:

Retirees
High-asset households
Buyers with irregular income timing

6) Interest-Only Options (Strategy-Based)
In the right situation, interest-only can help manage cash flow early on. It’s not for everyone, but it can make sense when:

You expect income to rise
You plan to sell or refinance later
You want flexibility while keeping reserves strong

7) Renovation and “Homes That Need Work” Financing
Not every home is move-in ready. Some programs are designed to finance improvements, especially when:

The property needs repairs to qualify
You want to upgrade kitchens, baths, flooring, roof, etc.
You’re buying value and improving over time

8) Second Homes and Vacation Properties
Second-home rules are different from primary homes. Approval can change based on:

* Down payment
* Occupancy type
* Location and property style
* I’ll help you structure it correctly from day one.

9) Manufactured / Modular / Unique Property Loans (Case-by-Case)
Some properties have extra rules. If the home is manufactured, modular, rural acreage, or otherwise “non-standard,” the lender choice matters a lot. I’ll guide you to programs that allow the property type and explain what documentation is needed.

 
How I Use These Programs (What You Get as the Client)
My “certification” isn’t a single product—it’s access and strategy. As a broker, I can match you to the best-fitting program based on:

1. Your down payment and monthly comfort zone
2. Your income type (W-2, self-employed, commission, rental, etc.)
3. Your long-term plan (keep the home, upgrade later, invest, refinance, etc.)
4. The property type (single family, condo, multi-unit, unique homes)

Global & Commercial Banking

* The Banker Awards: Often referred to as the "Oscars of banking," these recognize the best overall banks in various regions and globally.
* Global Finance World’s Best Bank Awards: Recognizes excellence in areas such as corporate, consumer, and investment banking.
* The Tearsheet Big Bank Theory Awards: Honors innovations in traditional banking and digital transformation. 
 
Fintech & Technology

* Banking Technology Awards: Focuses on excellence in IT and technology within financial services.
* Global Finance AI in Finance Awards: Highlights institutions leading in artificial intelligence applications.
* Tearsheet Data & Payments Awards: Recognizes leaders in modern financial data products and payment technologies.
* Fintech Awards: Honors the most innovative fintech companies and startups. 

FAQs: Home Loans, Refinancing, VA, FHA, and Approval

1) What credit score do I need to buy a home?
It depends on the program and the overall file. Many borrowers qualify with solid mid-range credit, and there are options designed for more flexible qualification. The best approach is to review your full profile (income, assets, debts) and match you with the right program.

2) How much do I need for a down payment?
Down payment requirements vary by loan type. Some programs allow lower down payments, and eligible VA borrowers may have options with little to no down payment. Your best route depends on your goals and how you want your monthly payment to look.

3) Is it better to choose a fixed-rate or adjustable-rate loan?
A fixed rate offers stability, while an adjustable-rate mortgage can make sense if you don’t plan to keep the loan long-term. We’ll base this on your timeline, budget, and risk tolerance—not trends or guesswork.

4) When does refinancing make sense?
Refinancing is worth considering when it improves your situation meaningfully—lower payment, lower total interest, a better term, or access to equity for a specific purpose. If the numbers don’t work, I’ll tell you that too.

5) Can I do a cash-out refinance to use my equity?
Often, yes—depending on loan type, equity position, and qualification. A cash-out refinance can be used for renovations, consolidating higher-interest debt, or other major expenses. The key is doing it strategically.

6) Are FHA loans only for first-time buyers?
No. FHA financing can be used by repeat buyers as well, as long as the loan and occupancy requirements are met.

7) Are VA loans hard to qualify for?
If you’re eligible, VA loans can be very borrower-friendly. The process is usually about verifying eligibility and documenting income/assets cleanly—like any mortgage—while taking advantage of VA-specific benefits.

8) How long does it take to close a home loan?
Timelines vary by transaction and documentation, but clean files with strong communication tend to close faster. I focus on reducing surprises by addressing potential underwriting issues early.

9) What documents should I gather before applying?
Typically: recent pay stubs, W-2s or tax returns (especially if self-employed), bank statements, and ID. For a refinance, we’ll also review the current mortgage and insurance info.

10) Do you work with self-employed borrowers?
Yes. If your income is variable, we’ll structure the application around proper documentation and the right program fit. The goal is clarity and approval confidence.

References / Citations

Google My Business

Google Reviews

MortgageGenius Office Directions