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LendingProf of Loan Factory, Inc. | Company NMLS #320841
Holly Luca | NMLS #586712

Mortgage Truth Before Mortgage Pressure

What’s Your Next Homebuying Step?

Build a homebuying preparation plan in about two minutes. Organize your questions about payment, savings, credit, and timing. No application or credit pull.

Build My Homebuying Plan Estimate My Payment

✓ No credit pull

✓ No Realtor required

✓ Built around your situation

Holly Luca | Mortgage Strategist | LendingProf | Loan Factory, Inc. | Holly NMLS #586712 | Company NMLS #320841. Licensed in CA, FL, IA & TX.

This readiness check is educational and does not determine loan approval, eligibility, interest rate, or loan terms.

Holly Luca, Mortgage Strategist at LendingProf — Holly LucaMortgage StrategistClear. Honest. Mortgage Expertise.

Your 2-Minute Homebuyer Readiness Check

Answer a few questions to see educational next steps. This tool does not submit your answers to LendingProf or create a mortgage application. Website hosting and third-party services are covered by the linked privacy and cookie policies. No credit pull.

Step 1 of 9

Your Timing

When would you like to buy?

Income

What is your approximate gross household income before taxes?

Approximate annual household income

An estimate is fine. This is not a loan application.

Monthly Obligations

About how much do you pay each month toward debts?

Car loans, student loans, credit cards, personal loans, support obligations, etc.

Credit

What credit range best describes where you are today?

Funds

About how much do you currently have available for a home purchase?

Current Housing

What best describes your current housing situation?

Buyer Profile

A few details help me point you toward the right resources.

First-time homebuyer?

Veteran or VA-eligible surviving spouse?

Self-employed?

Have you been turned down for a mortgage?

Location

Where are you hoping to buy?

State

City or area

Your Goal

What would be most helpful right now?

Your Homebuying Preparation Checklist

Open My Recommended Resource

Your preparation checklist is ready.

Review it below. Your answers stay in this browser and are not sent to LendingProf or emailed.

This result is educational and is not an approval, denial, or commitment to lend.

Your Personalized Homebuyer Plan

Your Homebuyer Plan

When You’re Ready

Want Holly to run the real numbers?

There is no need to schedule before you are ready. When you want help reviewing your plan, payment, cash-to-close, or loan options, use the link below or scan the QR code from your phone.

Schedule My Mortgage Strategy Conversation Ask Holly a Question

QR code to schedule a Mortgage Strategy Conversation with Holly Luca

Have Holly help with your next step

Share your contact information and your question below, and Holly can follow up. Your readiness-check answers stay in your browser and are not included with this form. Please do not include Social Security numbers, bank details, or loan documents.

Review the LendingProf Privacy Policy.

Three Ways to Start

You do not need to know mortgage terminology before you contact me. Start with the situation that sounds most like you.

Ready to Buy

Show me what I can afford.

We’ll focus on payment, cash-to-close, loan choices, seller concessions, and what makes sense for your actual budget.

Estimate My Buying Cost

Not Sure Yet

Tell me how close I am.

Use the readiness check to identify the next one or two things worth working on instead of guessing.

Take the Readiness Check

They Told Me No

Get a second look.

A denial can mean “no,” but it can also mean “not yet,” “wrong program,” or “wrong strategy.” Start with the facts.

Request a Second Opinion

What Would Buying Actually Cost Me?

This quick estimator helps you think in terms of payment and cash needed—not just a headline interest rate. Enter your own assumptions and use the result as a starting point for a personalized mortgage strategy.

Home price

Down payment

Your interest rate assumption (%)

Loan term

Annual property taxes

Annual homeowners insurance

Monthly HOA

Estimated closing/prepaid costs

This simplified fixed-rate calculation excludes mortgage insurance, program-specific upfront fees, seller credits, assistance, and lender credits. The displayed starting amounts are editable examples, not program terms or qualification requirements.

Your Hypothetical Payment

Uses your inputs only. This is not an advertised rate, APR, or loan offer.

Enter a rate assumption

Loan amount$0

Principal & interest$0

Property taxes$0

Homeowners insurance$0

HOA$0

Estimated cash starting point$0

Have Holly Run the Real Numbers

Estimate only. Taxes, insurance, mortgage insurance, fees, credits, program rules, and actual pricing vary by borrower and property.

Meet Holly

Clear, honest mortgage guidance starts with the numbers that matter to you.

Holly Luca helps homebuyers, homeowners, veterans, and older adults understand mortgage and housing choices in plain English. The goal is not to force every person into a loan. The goal is to help you make a better housing decision.

Holly Luca | Mortgage Strategist | LendingProf | Loan Factory, Inc. | NMLS #586712. Licensed in CA, FL, IA & TX.

Schedule a Mortgage 101 Conversation

Explore Mortgage Resources

First-Time Buyers & DPA

Explore loan choices, cash-to-close, and assistance considerations without assuming every program fits every buyer.

Credit & Homebuyer Readiness

Build a practical preparation plan before application and underwriting.

VA Loans for Veterans & Military Families

Learn about eligibility, zero-down financing, funding fees, closing costs, occupancy rules, and local considerations.

Corpus Christi Mortgage Guide

Local guidance for buying, refinancing, and preparing for a mortgage in the Coastal Bend.

Home Equity Options

Compare HELOCs, home-equity loans, cash-out refinancing, and reverse mortgages.

Reverse Mortgages & Retirement Housing

Understand equity, eligibility, homeowner obligations, and alternatives before deciding.

Mortgage decisions should start with your life—not a magic rate.

Payment, price, concessions, cash-to-close, timing, credit, and long-term plans all matter. The “lowest rate” is not automatically the best strategy if the cost to get it does not fit your goals.

Frequently Asked Homebuyer Questions

Where should I start if I am not sure I can buy?

Start with your timeline, income, debts, credit, available funds, and expected purchase area. The readiness check above is designed to organize those pieces without requiring a mortgage application.

Do I need 20% down?

No. Many mortgage programs allow less than 20% down, and some eligible borrowers may have zero-down options. The right structure depends on the borrower, property, program, available funds, and total monthly payment.

What if my credit is not perfect?

A single score does not tell the whole story. Credit profile, debt, income, available programs, timing, and the specific reason for lower scores all matter. A preparation plan can be more useful than guessing.

What if another lender already told me no?

A prior denial is important information, but it does not always mean homeownership is impossible. The reason for the denial, program used, documentation, property, timing, and available alternatives should be reviewed before deciding what comes next.

Can veterans buy with no down payment?

Eligible borrowers may use VA financing with no required down payment, subject to entitlement, eligibility, lender approval, property standards, occupancy rules, and other VA requirements. Closing costs and a funding fee may still apply.

Read & Print Preparation Checklists

Save or print a checklist before your conversation with Holly.

First-Time Homebuyer Checklist

Documents, costs, application guardrails, and property questions.

VA Homebuyer Checklist

Eligibility, entitlement, funding fee, costs, appraisal, and underwriting.

Retirement Housing & Reverse Mortgage Checklist

Goals, HECM evaluation, ongoing obligations, alternatives, and family impacts.

Preparation Checklists

Read the checklist here or print a copy for your planning conversation. Use the secure application or upload process for identity and financial documents.

First-Time Homebuyer Checklist

Organize the documents, costs, and questions for a homebuying conversation.

Documents to gather

Government-issued identification and the information requested through the secure application process.
Recent pay statements and two years of W-2s, 1099s, or applicable income records.
Complete bank and investment statements, including all pages, as requested.
Federal tax returns when requested for self-employment, rental, or variable income.
Applicable housing, employment, and other income records.

Plan the full cost

Estimate down payment, closing costs, prepaid taxes and insurance, and any required reserves.
Budget for inspections, appraisal, moving, repairs, and contract deposits where applicable.
Review assistance availability and eligibility without assuming funding is guaranteed.
Compare the total housing payment, including taxes, insurance, mortgage insurance, and HOA dues where applicable.

Protect the application

Continue making payments on time and keep a record of deposits, transfers, and gifts.
Discuss new credit, financed purchases, co-signing, and employment changes before acting during underwriting.
Document the source of funds used for closing.

Evaluate the property and offer

Review property taxes, homeowners insurance, flood or wind coverage, HOA dues, and maintenance.
Arrange appropriate inspections and confirm the property fits the intended loan program.
Confirm occupancy plans, seller credits, concessions, and closing timelines.

Holly Luca | NMLS #586712 | LendingProf of Loan Factory, Inc. | Company NMLS #320841 | Equal Housing Opportunity.
Educational preparation guide; not an approval or commitment to lend. Program requirements and availability vary.

VA Homebuyer Checklist

Prepare questions about eligibility, transaction costs, property requirements, and underwriting.

Eligibility and preapproval

Gather a Certificate of Eligibility or the information needed for the lender to request it.
Have DD Form 214, a current statement of service, or applicable Guard/Reserve records available through the secure process.
Review entitlement, occupancy, income, debts, credit, and residual income.
Complete a documented preapproval before relying on a no-down-payment strategy; preapproval is conditional.

Understand cash and costs

Confirm funding-fee status and any exemption.
Estimate closing costs, prepaid taxes and insurance, inspection costs, and reserves.
Discuss when entitlement or appraised value could require a down payment.
Review seller-paid costs and concessions within VA and lender rules.

Evaluate the property

Remember that a VA appraisal is not a home inspection.
Discuss Minimum Property Requirements and any repairs affecting the transaction.
Check condominium or manufactured-home requirements where applicable.
Estimate taxes, insurance, flood and wind coverage, and HOA dues.

During underwriting

Discuss new debt, large purchases, job changes, and transfers before acting.
Respond to document requests and provide all requested statement pages.
Verify final cash-to-close, rate, payment, funding fee, and occupancy certification.

Holly Luca | NMLS #586712 | LendingProf of Loan Factory, Inc. | Company NMLS #320841 | Equal Housing Opportunity.
Educational preparation guide; not an approval or commitment to lend. Program requirements and availability vary.

Retirement Housing & Reverse Mortgage Checklist

Compare the household’s housing goals, ongoing obligations, costs, and alternatives.

Start with the household and goals

Identify homeowners, spouses, other residents, title or trust arrangements, liens, and current mortgage obligations.
Clarify goals such as cash flow, mortgage payoff, repairs, aging in place, or purchasing a home.
Gather current mortgage statements, property-tax bills, insurance declarations, and HOA information.
Discuss how long the home is expected to remain the principal residence.

Understand the HECM evaluation

Each HECM borrower must be at least 62. An eligible spouse younger than 62 may be a non-borrowing spouse under applicable HUD rules.
Available proceeds depend on age, value, interest rates, liens, program limits, costs, and financial assessment.
Existing mortgages and required liens must be satisfied at closing using loan proceeds, other funds, or both.
Expect lender financial assessment and independent HUD-approved counseling.
Review upfront and ongoing costs, loan-balance growth, and payment-plan restrictions.

Plan for continuing obligations

Meet principal-residence requirements.
Keep property taxes and required insurance current.
Maintain the property and pay applicable HOA dues and other property charges.
Review events that can make the loan due, including sale, permanent move, death of the last borrower, or failure to meet loan obligations, subject to applicable protections.
Understand that failure to meet loan obligations can result in foreclosure.

Compare alternatives and family impacts

Compare a HECM with a HELOC, home-equity loan, refinance, sale, downsizing, other resources, or no new loan.
Discuss non-borrowing-spouse protections, title, heirs, repayment options, and remaining equity.
Consider how the proposed strategy affects needs-based benefits, taxes, estate plans, and long-term housing costs.

Holly Luca | NMLS #586712 | LendingProf of Loan Factory, Inc. | Company NMLS #320841 | Equal Housing Opportunity.
Educational preparation guide; not an approval or commitment to lend. Program requirements and availability vary.