Can I buy a house with no money down?
Sometimes, yes — and not only with a VA loan. The USDA Rural Development program allows $0 down with no military service required, on eligible addresses. The catch is that eligibility is decided address by address, not town by town, and there's a household income limit that varies by county and household size. Both are free to check and neither requires an application. Send me an address and I'll tell you.
Which areas qualify for $0-down USDA financing?
More than most people expect. Eligible areas include towns like Sultan, Arlington, Granite Falls, Enumclaw, and North Bend, plus parts of Snohomish, King, Pierce, Skagit, Kitsap, Thurston, and Island counties — places with grocery stores and high schools, not farmland. But the map is drawn address by address: one side of a street can qualify and the other side can't. I verify specific addresses at no cost.
Can I get a mortgage with a low credit score?
Often, yes. FHA loans can work for credit scores starting at 580, and there are other paths depending on your situation. If your credit needs work first, I offer free credit coaching to build a realistic plan to get you mortgage-ready. Approval depends on a full review of your credit, income, and the program — nothing here is a guarantee.
I'm a first-time buyer and don't know where to start.
Start with a free, no-pressure call — no application required to begin. We'll talk through your goals, where your credit and finances stand, and your clear next steps. You'll leave with a plan.
Do you charge for a consultation?
No. The first conversation is always free, and there's no application required to book it.
What areas do you serve?
I'm licensed to serve homebuyers across Washington State, and I'm based in the Renton and Mukilteo area.
I'm self-employed. Can I still qualify?
Often, yes. There are bank-statement income and other flexible options designed for self-employed buyers whose tax returns don't tell the whole story. The right fit depends on your specific situation, which we can review together.
My credit needs work. How long until I'm ready to buy?
It varies by person — some buyers are ready in a few months, others take longer. The goal of credit coaching is a realistic, no-judgment roadmap based on where you actually are, so you know what to work on and roughly how long it may take. Timelines are estimates, not promises.
What if I have collections or charge-offs on my credit?
It depends on the loan program and the details, but you may not have to pay every collection off before you can buy. The rules differ by program and by the type and age of the account, and assumptions about this cost people years of waiting. It's worth reviewing your actual credit report together before you decide anything.
How long after a bankruptcy or foreclosure can I buy?
Often sooner than people assume. Waiting periods vary by program and by whether it was a Chapter 7 or Chapter 13, and the clock usually starts earlier than most people think. Some buyers are further along than they realize. We can map out your specific timeline on a free call.
What loan programs do you offer?
USDA ($0 down on eligible addresses), FHA, VA, conventional, HomeReady, Home Possible, refinance options, and flexible bank-statement options for self-employed buyers. Which program fits best depends on your credit, income, and goals — that's what the call is for.
