How to Get Preapproved for a Home and WIN in Markets Like the San Francisco Bay Area & California

The post How to Get Preapproved for a Home and WIN in Markets Like the San Francisco Bay Area & California appeared first on Fresh Home Loan.

The Fresh Home Loan Home Buyers Concierge Program is an exclusive program from Fresh Home Loan Inc. California’s Premier Mortgage Brokerage. We have been working with First Time Home Buyers, Move Up Home Buyers, Move Down Home Buyers, and Investors for 20+ years and we known for knowing the real estate negotiation process in California and its micro markets, better than many real estate agents in the field.

What is The Fresh Home Loan Home Buyers Concierge Program?

The Fresh Home Loan Home Buyers Concierge Program is a full-fledged home loan approval system created by Garrick Werdmuller, President and CEO of Fresh Home Loan Inc that will make a home buyer preapproval, as thorough and strong as possible to be as possible in any competitive market. We have even beaten all cash offers in competitive situations numerous times.

Advantages Include:

Credit Report Review
Home Loan Consultation Reviewing Rates, Closing Costs, and Monthly Payments
Underwritten Pre-Approval Letter
21 Day or Faster Close* (is our goal but certain transaction types and market conditions may take longer)
Clear Communication with an Industry Professional
30 Day Mortgage Refresh Consultations and Updates
The Ability to Write Non-Contingent Offers
Call to the Listing Agent on Every Offer when Applicable
Rate Lock Re Negotiations if Rates Go Down in Escrow
Refinance Alerts After Closing When Mortgage Rates Drop

Most big box lenders, online lenders, and mortgage banks will run a credit report and send you a letter with little explanation about the process of buying the most expensive investment of your life. We know how to want to serve you whether its your first time or your twentieth time purchasing a property and understand the intricate needs of every situation from a first-time homebuyer to a real estate investor, to a senior looking to age in pace with a reverse mortgage.

What we offer is a full 360° Pre – Approval.

Credit Report Review

After running credit, we will provide a comprehensive credit report review. This crucial step in the mortgage application process involves a thorough examination of the client’s credit history, enabling the broker to assess their creditworthiness and identify areas for improvement. This personalized advice not only enhances the client’s chances of securing a favorable mortgage rate but also empowers them with a deeper understanding of their financial health.

Home Loan Consultation

During this step of the home loan process, we schedule an appointment, either virtual or face to face, to review interest rates, payments, closing costs as well as answer any and all questions the client has. During this process, the mortgage broker ensures that the client is well-informed, providing clear explanations and answering questions, empowering them to make informed decisions about their mortgage. Ultimately, the loan consultation process serves as a valuable roadmap, helping clients navigate the complexities of mortgage lending and secure the most suitable loan for their unique circumstances.

Underwritten Pre-Approval Letter

There are many different levels of home loan preapproval. An Underwritten Preapproval means an underwriting or certified loan processor has reviewed your income and run your file though the guidelines to get what is known as an automated underwritten approval. An underwritten pre-approval letter for a home buyer is a document that carries significant weight when writing offers on homes. It is the result of a thorough examination of the buyer’s financial history, creditworthiness, and overall eligibility for a mortgage loan. This letter signifies that the buyer’s financial background has been rigorously assessed by a mortgage underwriter, providing a higher level of confidence to both the buyer and the seller.

21 Day Close or Faster

While a fast closing may not always be required, in competitive markets, it can be crucial to getting your offer accepted. Many sellers have their houses staged and ready to be sold fast and at top dollar. A fast close will make or break your offer. Quick closings can prevent potential complications, such as interest rate fluctuations or changes in the housing market, which might affect the deal. Furthermore, a fast close can be crucial in securing a desirable property, especially in competitive markets where multiple buyers may be vying for the same home.

Clear Communication

Believe it or not, the number one complaint from both home buyers and real estate agents is lack of communication. Clear communication from a mortgage broker to a homebuyer is paramount for a successful and stress-free home buying experience. Firstly, it ensures that the buyer fully comprehends the intricate mortgage process, making it easier for them to make informed decisions. A mortgage is a significant financial commitment, and clear communication helps the buyer understand the terms, rates, and any associated fees, reducing the risk of unpleasant surprises down the road.

We provide an update to all parties of the transaction weekly while in escrow, updating them on status, timelines, and any unforeseen issues that can pop up in any real estate transaction reducing the risk of unpleasant surprises down the road.

Mortgage Refresh Consultations

Sadly, not every home buyer gets their first offer accepted. For this reason, we provide updates to the client in an ever-changing interest rate environment. This gives Fresh Home Loan Inc an opportunity to update the home buyer with any industry changes, interest rate changes, as well update any documentation that may be needed before writing the next offer.

This very important and under-utilized step is imperative for a home buyer to keep their finger on the pulse of the market.

Non-Contingent Offers

In competitive markets, and in multiple offer situations, it can take what is known as a non-contingent offer to got your offer accepted. A non-contingent offer in real estate is an offer to purchase a property that does not depend on specific conditions being met. In other words, it is a straightforward and firm commitment to buy the property as-is, without any contingencies that would allow the buyer to back out of the deal under certain circumstances. Non-contingent offers are typically more appealing to sellers because they provide more certainty and a quicker path to closing.

Here are some key features of a non-contingent offer:

Financing: In a non-contingent offer, the buyer is stating that they have the necessary funds or financing in place to complete the purchase. This means they are not making the offer contingent on securing a mortgage or financing approval.

Appraisal: There is no contingency for the property’s appraisal value. Even if the appraisal comes in lower than the offered purchase price, the buyer is still committed to proceeding with the purchase.

Home Inspection: A non-contingent offer does not include a contingency for a home inspection. Buyers are agreeing to buy the property in its existing condition without requesting repairs or credits for any issues found during an inspection.

Sale of Current Home: Buyers making non-contingent offers are not dependent on selling their current home before closing on the new property.

Non-contingent offers are typically stronger and more attractive to sellers, especially in competitive real estate markets. However, they also carry more risk for the buyer, as they are committing to the purchase without any safety nets or opportunities to renegotiate terms based on appraisal or inspection results. Buyers considering non-contingent offers should ensure they have thoroughly assessed the property and their finances to mitigate potential risks.

Call to the Listing Agent when Applicable

Your Mortgage Broker will call the listing agent to see if there are any questions or concerns to help strengthen the offer. There have been multiple times where we have won the offer, especially when competing against all cash offers, because we have called the listing agent.

Rate Lock Re Negotiations if Rates Go Down in Escrow

When a homebuyer works with a retail lender and locks in an interest rate, that buyer is indeed LOCKED IN, if rates go down significantly while the home buyer is in escrow, the buyer is stuck with the rate they locked in at with that lender. In order to get a lower rate, the homebuyer would have to apply with another lender, order and pay for another appraisal, submit all their documentation over again, just to take advantage of a market shift in their favor. We have the ability to renegotiate and lower our rate while in escrow. This alone is reason enough to choose Fresh Home Loan Inc as your Mortgage Broker.

Refinance Alerts with No Closing Cost Options When Mortgage Rates Drop

We keep in communication with our clients even after the loan closes to ensure if any questions or concerns arise, we are a valuable resource to our past clients. One of these services is notifying our past clients when we do have market swings and interest rates are in a favorable position to refinance. Not do we have access to low wholesale mortgage rates, but we also have aces to low and no cost refinance options that can be extremely attractive in low interest rate markets.

It is through experience and expertise that we have built the best system possible to give home buyers the education, guidance, and resources, to take advantage of every opportunity in the housing market. To get started hee is the official needs list and application link:

Items needed for your loan application:

-W2’s for 2 years
-Tax returns for 2 years. Complete all pages.
-2 months bank statements (all pages)
-Most recent paystubs covering 30 days
-Copy of driver’s license

Link to our online application:
https://freshhomeloan.com/apply-now/

You may also contact Garrick Werdmuller Directly:

Garrick Werdmuller
President CEO
Fresh Home Loan Inc
510.282.5456 call/text
NMLS 242952
www.FreshHomeLoan.com

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All loan approvals are conditional and not guaranteed and subject to lender review of all information. Loan is conditionally approved when lender has issued approval in writing, but until all conditions are met, loan cannot be funded. Specified rates and [products may not be available to all borrowers. Rates subject to change according to market conditions and agreed upon lock times set by borrower. Fresh Home Loan Inc. is an Equal Opportunity Mortgage Broker in California. This licensee is performing acts for which a real estate license is required. Fresh Home Loan, Inc. is licensed by the California Department of Real Estate #02137513 NMLS # 2124104

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Garrick Werdmuller

510-282-5456

garrick@freshhomeloan.com

A man is standing in front of a before and after picture of a house.

From Garage to ADU: How a 203(k) Loan Helped One Family Maximize Their Space

By Garrick Werdmuller • June 18, 2025

🛠️ From Garage to ADU: How a 203(k) Loan Helped One Family Maximize Their Space 🛠️ Buy It and Fix It With One Loan: The FHA 203(k) Limited A few years ago, I helped a couple purchase their home with just 5% down. It was a great fit for them at the time — solid neighborhood, the space they needed, and a bonus: a detached garage with potential. Fast forward to today — their teenage son was getting older and needed his own space. Naturally, they started exploring how to turn that detached garage into an Accessory Dwelling Unit (ADU) so he could move in and have a bit more independence. They gave me a call, hoping to tap into their home’s equity with a line of credit. But after running the numbers, it became clear that a traditional HELOC wouldn’t provide enough funds to cover the full conversion. That’s when I brought up a lesser-known option: the FHA 203(k) Limited loan . The FHA 203(k) Limited program snapshot outlines a renovation loan product allowing borrowers to finance both the purchase and rehabilitation of a property with a single mortgage , specifically for non-structural repairs or improvements. Here's a summarized overview for reference or communication: 🏡 What Is It? The FHA 203(k) Limited is designed for: Homebuyers purchasing a fixer-upper Homeowners refinancing and remodeling Primary residences only You can finance both the home and non-structural renovations—like kitchens, bathrooms, floors, HVAC systems, roofs, appliances, and more—with a single mortgage . 💡 Why Use a 203(k) Limited? ✅ Finance up to $75,000 in repairs and upgrades ✅ Only 3.5% down payment ✅ One loan, one closing ✅ No 203(k) Consultant required ✅ Ideal for non-structural repairs and cosmetic improvements ✅ Perfect for first-time buyers and FHA borrowers 🛑 What You Can’t Do With It This is for light remodeling only. You can’t use this loan for: Structural changes or additions Foundation work Landscaping (except for erosion prevention) Pools, hot tubs, or other luxury features (Bummer ! I know! 😒) 🧾 Borrower Submission Checklist Here’s what we’ll need to get started on your FHA 203(k) Limited loan: ✅ Basic Docs Loan Application (apply online or schedule an appointment) Government-issued ID Most recent 30 days of paystubs Last 2 years of W-2s or tax returns (for self-employed borrowers) Most recent 2 months of bank statements ✅ Property & Repair Info Signed Purchase Contract (if purchasing) Contractor’s Written Proposal with: Itemized list of repairs Cost breakdown (labor + materials) Statement that work is non-structural W-9 form from contractor Contractor license & insurance (if required by local jurisdiction) ✅ Appraisal & Renovation Docs Appraisal supporting As-Is and After-Improved Value Permit list (if applicable) Final Work Plan (signed off before close) 💬 Final Thoughts The FHA 203(k) Limited can turn a fixer into your dream home—or give your current space the refresh it deserves. With just one loan , you get flexibility , affordability , and peace of mind . Have a property in mind? Let's talk! 👉 Schedule a Free Consultation https://freshhomeloan.com/schedule-a-meeting/ 🏡 #FHA203k #203KLoan #RenovationLoan #FixerUpper #HomeRemodel #MortgageSolutions #FirstTimeHomeBuyer #HomeLoanHelp #RealEstateTips #MortgageBrokerLife #CaliforniaHomes #BayAreaRealEstate #CentralValleyHomes #DreamHomeGoals

A man is holding a card in front of a house.

Guía definitiva de préstamos ITIN – Tu paso hacia la compra de casa

By Smith Chung • June 18, 2025

¿Qué es un préstamo ITIN? Un préstamo ITIN es una hipoteca diseñada para personas que declaran impuestos usando un Número de Identificación de Contribuyente Individual (ITIN) en lugar de un número de Seguro Social (SSN). El ITIN lo otorga el IRS a quienes no son elegibles para un SSN pero aún así deben declarar impuestos en EE. UU. 💬 En resumen: ¿No tienes SSN? ¡No hay problema! Si has sido financieramente responsable y cuentas con documentación básica, ¡podrías calificar! 💪 👨‍👩‍👧‍👦 ¿Quién se beneficia de un préstamo ITIN? Los préstamos ITIN están diseñados para quienes persiguen el sueño americano — incluso sin documentación tradicional. Podrías beneficiarte si: 🌎 Eres inmigrante viviendo en EE. UU. sin green card ni SSN 🧾 Declaras impuestos usando un ITIN 💼 Tienes ingresos estables (W-2, por cuenta propia o incluso en efectivo con comprobantes) 💳 Pagas renta y servicios a tiempo y puedes demostrarlo 💥 Hemos ayudado a familias que pensaban que comprar casa era imposible — ¡y cerraron en solo 30–45 días! 🛠️ ¿Cómo funcionan los préstamos ITIN? Los préstamos ITIN generalmente son financiados por prestamistas no tradicionales (non-QM) o bancos especializados que operan fuera de los lineamientos de Fannie Mae/Freddie Mac. Aquí te explicamos cómo funcionan: 💰 Tipos de préstamo: Tasa fija o ajustable Compra, refinanciamiento o retiro de efectivo Propiedad principal, segunda vivienda y algunas propiedades de inversión 💵 Pago inicial: Generalmente del 10 % al 20 % A menudo se permiten fondos de regalo 📊 Crédito: En algunos casos no se requiere puntaje FICO Se puede usar historial de renta, servicios públicos o incluso crédito internacional 📉 Tasas y plazos: Ligeramente más altas que las convencionales Disponibles con tasa fija a 30 años o ARM de 5/7/10 años 📄 Documentación que necesitarás Para obtener una precalificación, debes demostrar estabilidad, ingresos y solvencia. La mayoría de los prestamistas solicitarán: 🆔 ITIN válido y vigente 📑 2 años de declaraciones de impuestos 💼 Comprobante de ingresos (W-2s, 1099s, o P&L si trabajas por cuenta propia) 🏦 2–3 meses de estados de cuenta bancarios 🌐 Identificación válida (pasaporte, matrícula consular, etc.) 🏘️ Historial de renta (comprobante bancario o carta del arrendador) 💡 Consejo extra: ¡Algunos prestamistas incluso aceptan ingresos o activos del extranjero! 🚫 Conceptos erróneos comunes sobre los préstamos ITIN ❌ Mito 1 : Los préstamos ITIN son ilegales. ✅ Falso. Son 100 % legales y cumplen con las regulaciones federales. ❌ Mito 2 : No calificas si eres trabajador independiente o te pagan en efectivo. ✅ No es cierto. Con declaraciones de impuestos o registros bancarios, definitivamente puedes calificar. ❌ Mito 3 : Te van a estafar o cobrar de más. ✅ ¡No con nosotros! Buscamos la mejor opción para tu préstamo y te explicamos todo con claridad. 🌱 ¿Por qué los préstamos ITIN son importantes para nuestras comunidades? 🏘️ Ser dueño de una casa crea riqueza generacional, estabiliza vecindarios y eleva a las familias. Para muchos inmigrantes, los préstamos ITIN son un puente hacia un futuro mejor — y nos enorgullece ser parte de ese proceso. ❤️ 🧑‍💼 Cómo pueden ayudar los agentes de bienes raíces Agentes inmobiliarios — ¡no dejen pasar esta oportunidad! Los compradores con ITIN son leales, motivados y, en muchos casos, están bien establecidos en sus comunidades. Aquí algunas formas de atenderlos mejor: 🤝 Haz equipo con prestamistas que conozcan las reglas de ITIN • 📆 Establece tiempos y expectativas realistas • 💗 Lidera con empatía y orientación 📣 ¿Quieres destacar? Dirige tu marketing a clientes con ITIN — ¡nosotros te respaldamos! 💼 El enfoque de Fresh Home Loan hacia los préstamos ITIN En Fresh Home Loan Inc., trabajamos con prestamistas confiables para ofrecer soluciones hipotecarias ITIN rápidas, justas y transparentes. Ya sea tu primera casa o una inversión, estamos contigo en cada paso. ✅ 🚀 ¿Listo para comenzar? ¿Conoces a alguien que pueda beneficiarse de un préstamo ITIN? Hagamos realidad el sueño de ser dueño de una casa — de la forma correcta, con apoyo y claridad desde el primer día. 🏠✨ “Llama hoy mismo para empezar tu precalificación — en Fresh Home Loan hablamos tu idioma y creemos en tu futuro.”