Most lenders are either a broker or a direct lender. We operate as both. Invest West Mortgage is structured as a hybrid platform, meaning we can access competitive pricing across our broad lending network, but we also have the ability to lend directly as a correspondent lender when speed, flexibility, or a creative solution is needed.

This gives you the best of both worlds: competitive pricing that is typically lower than anything you will see at a bank or credit union, combined with the hands-on control of a direct lender that lets us get tough deals done. A traditional bank can only offer their own products at their own rates. We shop the entire market on your behalf and then close the loan with the same level of personal attention you would expect from a local lender.

Most clients receive a pre-approval letter within 24 hours of submitting their application and documents. In many cases I can turn it around same day. A pre-approval letter from Invest West Mortgage carries real weight with sellers and listing agents because it's backed by a full verified review of your income, assets, and credit.

A pre-approval does require a hard credit pull, which can temporarily lower your score by a few points. However, multiple mortgage inquiries within a short window (typically 14-45 days) are treated as a single inquiry by the credit bureaus, so shopping around won't multiply the impact.

It depends on the loan type. Conventional loans can go as low as 3% down for first-time buyers. FHA loans require 3.5% down. VA loans and USDA loans can be 0% down for qualified borrowers. Jumbo loans typically require 10-20%. We will walk you through which option makes the most financial sense for your goals.

For most borrowers: two years of W-2s and tax returns, your two most recent pay stubs, two months of bank statements, a government-issued ID, and information on any current debts or assets. Self-employed borrowers will need two years of business and personal tax returns. We will give you a personalized checklist so nothing gets missed.

Because we operate as a hybrid platform with both correspondent and broker options, our rates are typically lower than what you will see advertised at a bank or credit union. I show you loan comparisons side by side so you can see exactly what you are getting and why. There are no hidden markups and no pressure.

Absolutely. Self-employed buyers do face a more thorough documentation process, but it's very manageable. I work with lenders who specialize in self-employed borrowers and have access to bank statement loan programs for those who prefer not to use tax returns. We'll find a path that works for how you earn.

Yes. A pre-approval letter is tied to you as a borrower, not to a specific property. As long as your financial situation hasn't changed significantly and the letter hasn't expired (typically 90 days), you can use it for another offer. If it expires, renewing is usually quick since we already have your file.