Personalized mortgage guidance for buyers, owners, and investors. As a broker, I shop multiple lenders to deliver competitive pricing — backed by a process that's clear, responsive, and built to close.
From first-time homebuyers and veterans to self-employed investors and seniors planning retirement, I'll match you with the mortgage program that fits your goals, timeline, and budget. As a licensed mortgage broker with Barrett Financial Group, I shop multiple wholesale lenders to deliver competitive rates across conventional, FHA, VA, jumbo, refinance, reverse, Non-QM, and bridge loan programs.
Conventional loans are the most common type of home mortgage in the United States — financing not insured or guaranteed by a government agency, instead following guidelines set by Fannie Mae and Freddie Mac. Available as fixed-rate mortgages (typically 15, 20, or 30 years) or adjustable-rate mortgages (ARMs), conventional financing rewards borrowers with strong credit by offering lower long-term costs, flexible terms, and the ability to cancel private mortgage insurance (PMI) once you reach 20% equity in your home.
FHA loans are government-backed mortgages insured by the Federal Housing Administration, designed to expand access to homeownership for first-time homebuyers, borrowers with lower credit scores, and those who haven't built a large down payment. Because the FHA insures the loan against default, lenders can offer more flexible qualifying guidelines — including lower minimum credit scores, higher debt-to-income (DTI) ratios, and the use of gift funds for down payment and closing costs.
The VA loan is a powerful homeownership benefit earned through military service. Guaranteed by the U.S. Department of Veterans Affairs and available to eligible veterans, active-duty service members, National Guard, Reservists, and qualifying surviving spouses, VA loans offer terms that no conventional or FHA program can match: $0 down payment, no private mortgage insurance, competitive interest rates, and limits on the closing costs lenders may charge. With full entitlement, qualified borrowers face no VA loan limit on the amount they can finance.
A jumbo loan is a non-conforming mortgage that exceeds the conforming loan limits set annually by the Federal Housing Finance Agency (FHFA). Because these loans aren't eligible for purchase by Fannie Mae or Freddie Mac, lenders carry the full risk — and underwriting reflects that with stricter credit, income, reserve, and down payment requirements. Jumbo financing is essential for purchasing luxury homes, high-value properties, and homes in high-cost markets where prices regularly exceed conforming limits. As a mortgage broker, I'll shop multiple jumbo lenders to find the structure and pricing that fits.
Refinancing replaces your existing mortgage with a new loan — often to lower your interest rate, reduce your monthly payment, shorten your loan term, eliminate mortgage insurance, or tap into home equity. A rate-and-term refinance changes the rate or length of your loan without taking out cash. A cash-out refinance lets you borrow against your home's equity — often to fund renovations, consolidate higher-interest debt, pay for college, or invest. Streamline refinance options (FHA Streamline, VA IRRRL) reduce documentation when you already have a government-backed loan.
A reverse mortgage — formally known as a Home Equity Conversion Mortgage (HECM) — is a specialized loan that allows homeowners age 62 and older to convert a portion of their home equity into tax-free cash without selling, moving, or making monthly mortgage payments. Insured by the FHA, the HECM is the most common reverse mortgage type and offers borrowers multiple disbursement choices: lump sum, fixed monthly payments, a growing line of credit, or a combination. The loan becomes due when the last borrower permanently leaves the home.
A Non-QM (Non-Qualified Mortgage) loan is a specialty home loan designed for borrowers who don't fit the rigid documentation standards of conventional financing — but are still creditworthy and capable. These programs use alternative income documentation like bank statements, profit-and-loss statements, asset depletion, or rental income to qualify. Non-QM loans are essential for self-employed borrowers, business owners, real estate investors, foreign nationals, and high-net-worth individuals whose tax returns don't reflect their true earning power. As a mortgage broker, I work with multiple Non-QM wholesale lenders to match each borrower's profile to the right program.
A bridge loan is a short-term mortgage that "bridges" the gap between buying a new home and selling your existing one — eliminating the need to make a contingent offer, time two closings perfectly, or settle for a rental in between. Bridge financing lets you tap the equity in your current home to fund the down payment (or full purchase) of your next property, then pay off the bridge loan when your existing home sells. These loans are also widely used by real estate investors for fix-and-flip projects, value-add acquisitions, and time-sensitive opportunities where conventional financing is too slow.
Adjust the inputs below to estimate your principal and interest payment. For an accurate quote — including taxes, insurance, and current rates — let's connect.
This calculator is for informational and educational purposes only and does not constitute a loan offer or commitment to lend. Estimates do not include HOA dues, mortgage insurance (where applicable), or closing costs. Actual rates and terms are subject to credit approval, property eligibility, and current market conditions. All loans are subject to credit approval.
Current mortgage rates across all major loan programs — sourced from Mortgage News Daily, Freddie Mac, and the Mortgage Bankers Association. The rates you see here are the same data professional traders monitor throughout the trading day.
Mortgage rates aren't set by lenders — they're driven by the bond market. Specifically, mortgage rates closely track Mortgage-Backed Securities (MBS) and the 10-Year Treasury yield. When investor demand for these bonds rises, prices go up and yields (and mortgage rates) go down. When demand falls, rates rise.
Economic data — inflation reports, jobs numbers, Fed announcements — moves the bond market, which moves your rate. That's why rates can shift multiple times in a single day, and why timing your rate lock matters.
Every review reflects a real client relationship. I'm proud of the trust my clients place in me — and I work hard to earn it on every loan.
"Featured client testimonial #1 — replace with a real review pulled from your Experience.com page."
"Featured client testimonial #2 — replace with a real review pulled from your Experience.com page."
"Featured client testimonial #3 — replace with a real review pulled from your Experience.com page."
A streamlined path with full transparency at every milestone — designed to reduce friction and keep you (and your agent) informed from offer to keys.
A no-pressure conversation to understand your goals, timeline, and financial picture. We'll discuss loan options that fit your situation.
Submit verification documents and authorize a credit pull. Pre-approval letter often issued the same day — strengthening your offer with sellers.
Lender review of your full file, appraisal coordination, title work, and rate lock when timing is right. I keep you and your agent updated weekly.
Final disclosures, settlement, and funding. You sign, you fund, you get the keys — with the right loan structured for the long term.
Bookmark-worthy guidelines for the questions that come up mid-transaction. Tap the copy button on any table to share a direct link with your client or co-agent.
| Loan Program | Chapter 7 | Chapter 13 | Notes |
|---|---|---|---|
| ConventionalFannie / Freddie | 4 years | 2 years from discharge 4 years from dismissal |
Re-established credit and no late payments since BK. |
| FHAGovernment-insured | 2 years | 1 year of on-time payments (with court approval) |
Extenuating circumstances may reduce Ch. 7 to 1 year. |
| VAVeterans Affairs | 2 years | 1 year of on-time payments (with court approval) |
Extenuating circumstances may reduce Ch. 7 to 1 year. |
| USDARural Development | 3 years | 1 year of on-time payments (with court approval) |
Extenuating circumstances may reduce Ch. 7 to 1 year. |
| JumboNon-conforming | 4–7 years | 4–7 years | Varies significantly by lender; reserves often required. |
| Non-QMAlt-doc programs | 1 day – 2 years | 1 day – 2 years | Some Non-QM lenders allow financing 1 day out of BK with higher down payment. |
| Loan Program | Primary < 10% Down | Primary 10–25% Down | Primary 25%+ / Investment |
|---|---|---|---|
| ConventionalOwner-occupied | 3% | 6% | 9% / 2% (investment) |
| FHAGovernment-insured | 6% | 6% | 6% |
| VAVeterans Affairs | 4% (concessions) + unlimited closing costs |
4% (concessions) + unlimited closing costs |
N/A — primary only |
| USDARural Development | 6% | 6% | N/A — primary only |
| JumboNon-conforming | 3% | 6% | 9% |
| Loan Program | Foreclosure | Short Sale / Deed-in-Lieu | Notes |
|---|---|---|---|
| ConventionalFannie / Freddie | 7 years | 4 years | Reduced to 3 years for foreclosure with documented extenuating circumstances. |
| FHAGovernment-insured | 3 years | 3 years | Extenuating circumstances may waive entirely. Borrower must be current at short sale. |
| VAVeterans Affairs | 2 years | 2 years | Prior VA foreclosure may reduce remaining entitlement. |
| USDARural Development | 3 years | 3 years | Federal debt (CAIVRS) clearance required. |
| JumboNon-conforming | 7 years | 4–7 years | Lender-specific overlays often apply; reserves typically required. |
| Non-QMAlt-doc programs | 1 day – 3 years | 1 day – 3 years | "1-day-out" programs available with stronger down payment and pricing. |
Charles Peter Bacigalupi III is a licensed Mortgage Loan Originator with Barrett Financial Group, LLC — one of the country's top-rated mortgage brokers. He partners with clients to navigate the home-financing process with clarity, expertise, and a genuine interest in long-term outcomes.
Whether you're a first-time buyer learning the landscape, a homeowner exploring refinance opportunities, or an investor scaling a portfolio, Charles brings a consultative approach grounded in transparency.
Three ways to start the conversation — pick the one that fits where you are right now.
Pick a time that works for you. We'll talk through your goals, your numbers, and the loan options that fit best — no pressure, no obligation.
Open Calendar →Begin a full mortgage application through our secure Arive portal. Get pre-approved in as little as 3 minutes once your information is complete.
Begin Application →Not sure where your credit stands? Reach out for a no-obligation review. I'll help you understand your score, what lenders see, and how to position yourself for the best rate.
Get In Touch →Send a message and I'll respond personally — usually the same business day. For urgent timelines, please call directly.
