Every question this webinar answers, in one list.

Who are all the people involved in buying a home?

There are nine, and four of them are not on your side.

What does a loan officer actually do for me?

Covered live in the webinar

What does a buyer's agent do that I can't do myself?

Covered live in the webinar

Should I trust the listing agent?

The listing agent has a fiduciary duty to the seller. Not to you.

What does a title and escrow officer do?

Covered live in the webinar

What does a home inspector actually inspect?

Covered live in the webinar

Who does the appraiser work for?

You pay for the appraisal. The appraiser does not work for you.

When is a surveyor required?

Covered live in the webinar

Who is the underwriter and why do they have so much power?

You will never speak to the underwriter. They decide whether you get the loan.

What does a loan processor do?

Covered live in the webinar

What does the insurance agent do in my transaction?

Covered live in the webinar

What are the six stages of buying a home, in order?

Six stages. Most buyers discover stage four exists while they are standing in it.

How long does it take to buy a house?

How far in advance should I start preparing?

Six months. There is a specific job for each of those months.

What should I be doing six months out?

Covered live in the webinar

What should I be doing five months out?

Covered live in the webinar

What should I be doing four months out?

Covered live in the webinar

What should I be doing three months out?

Covered live in the webinar

What should I be doing two months out?

Covered live in the webinar

What should I be doing one month out?

Covered live in the webinar

Can I actually buy a house in 30 days?

Technically yes. The six-month version costs you thousands less.

What three things do lenders actually measure?

Three areas of your financial profile. Most buyers only know about one of them.

How does a lender calculate my income if I'm salaried?

Covered live in the webinar

How does a lender calculate my income if I'm paid hourly?

Covered live in the webinar

How does a lender calculate my income if I'm self-employed or 1099?

Two years of returns, plus add-backs. Your qualifying income is rarely your gross revenue.

Can my overtime count toward qualifying income?

It can, if it's documented the right way. This is the difference between a condo and a backyard.

What if part of my income is paid in cash?

Covered live in the webinar

Should I change jobs before buying a home?

Changing IRS work status can restart a two-year history requirement from zero.

What happens if I go from W2 to self-employed before buying?

Covered live in the webinar

What happens if I switch from salaried to hourly?

Covered live in the webinar

Which monthly bills count toward my debt-to-income ratio?

Some of your bills count. Several you'd assume count do not.

Which bills don't count toward DTI?

Covered live in the webinar

What DTI do I need to get approved?

The ceiling lands somewhere between 49% and 55% depending on the program.

How do I calculate my own DTI before I talk to a lender?

Covered live in the webinar

Why is my Credit Karma score different from my mortgage score?

Credit Karma shows a VantageScore, built for credit cards and auto loans. Mortgage lenders use an older FICO model. It is common for the lender's pull to come back 20 to 40 points lower than your app.

What credit score do I need to buy a house?

Where do I get my real FICO score for free?

Covered live in the webinar

What are the fastest ways to raise my credit score?

Five action steps. A 30 to 50 point move in two to four months is common.

Can rent and utility payments raise my credit score?

Yes, and there are four specific services that do it.

What credit moves should I avoid while buying?

Covered live in the webinar

Should I pay off an installment loan before applying?

No. This is one of four things buyers do that quietly hurt them.

Should I close credit cards I don't use?

Covered live in the webinar

Should I hire a credit repair company?

Usually not, and a loan officer can run a simulator that tells you exactly which card to pay down and by how much.

What counts as a liquid asset for a mortgage?

Covered live in the webinar

Does my 401k count toward my reserves?

It counts, but not at face value. Lenders often use about 60%.

Can I use cash I've been saving at home?

Not unless it has been in a bank account long enough. There is a specific number of days.

What is seasoning and why does my money need it?

Covered live in the webinar

What is a large deposit and why does it get flagged?

Covered live in the webinar

How do I find a good loan officer?

Three-step vetting process using YouTube, Google and an AI engine.

Should I get my mortgage from a big bank?

A bank can only sell you its own product. A broker shops dozens of lenders.

What's the difference between a mortgage broker and a direct lender?

Covered live in the webinar

What's the difference between pre-qualified and pre-approved?

What is an automated underwriting system and what does it decide?

Covered live in the webinar

What documents do I need for pre-approval?

Five categories. Having them ready is what turns a two-week pre-approval into a two-day one.

Is my pre-approval final?

Covered live in the webinar

What loan programs are available to first-time buyers?

Four. Most first-time buyers are steered to the wrong one.

What is an FHA loan and who is it best for?

Covered live in the webinar

What are the downsides of an FHA loan?

Three real ones, and the third can force repairs before you're allowed to close.

When is a conventional loan better than FHA?

Covered live in the webinar

When does mortgage insurance fall off?

On conventional it can fall off. On FHA it generally does not.

Does my spouse's debt count if the loan is only in my name?

On one program it does. On another it doesn't. That difference can be the whole approval.

What are the advantages of a VA loan?

Covered live in the webinar

What is the VA funding fee and can it be waived?

It can be eliminated entirely at a specific disability rating.

How do military buyers use VA loans to build wealth?

It is not unusual to meet a 40-year-old in the active military with five rental homes.

What is a USDA loan and who qualifies?

Covered live in the webinar

Why is USDA rarely the right choice?

It caps your housing payment at 29% of income, which can cost you $50,000 of buying power.

What is my best loan option?

Covered live in the webinar

How do I get the lowest interest rate?

Four levers. Most buyers pull none of them.

What is a rate buydown and how does it work?

A 2-1 buydown on a 6% market rate starts you at 4%. It typically costs around $5,000.

What's the difference between a 2-1 and a 3-2-1 buydown?

Covered live in the webinar

Can the seller pay for my rate buydown?

Yes. This is the single most under-used negotiation in first-time buying.

What is an ARM and when does it actually make sense?

Covered live in the webinar

What's the difference between a 5-1 and a 7-1 ARM?

If you'll move inside seven years, one of these saves you real money at no added cost.

Should I shop three loan officers against each other?

No, and there's a specific reason it backfires.

What is down payment assistance?

There are thousands of programs nationally. Dozens in Texas alone.

Do I qualify for down payment assistance?

Four restrictions decide it. Income is only the first.

What is Area Median Income and how do I find mine?

Covered live in the webinar

What's the catch with DPA programs?

Many carry above-market rates or a second lien. Sometimes the help costs more than it gives.

How much house can I afford?

What is the maximum monthly payment I can qualify for?

Covered live in the webinar

What are the parts of a monthly mortgage payment?

Five parts. Buyers who budget for one of them get a nasty surprise.

How do I estimate the payment on a specific listing?

Covered live in the webinar

How much are closing costs?

What are the three buckets of cash to close?

Three buckets. Zero-down loans only eliminate one of them.

What does the down payment bucket look like for each loan type?

Covered live in the webinar

What are transaction costs and who gets paid out of them?

Covered live in the webinar

What is an escrow account?

A holding account your lender uses to pay your property taxes and homeowners insurance for you. Your annual costs get divided by 12 and added to your monthly payment, so you never face a surprise five-figure tax bill.

Which costs do I lose if the deal falls apart?

Two expenses are paid before closing. Those are the two you can lose.

Does zero down really mean no money?

No. The down payment is only the first of three buckets.

How do I choose a buyer's agent?

Four criteria. Transaction volume is the one most buyers never ask about.

What should I ask an agent before hiring them?

Four questions. The last one screens out part-timers instantly.

How many deals a year should my agent be closing?

Twenty to thirty means trenches experience. Four means you're the training exercise.

What is a buyer representation agreement?

Covered live in the webinar

What changed about agent commissions in 2024?

You now must sign a representation agreement before touring, and buyer-agent pay is negotiated separately.

Are agent commissions negotiable?

Yes. On a $300,000 home, half a point is $1,500 you can move to your closing costs.

Who actually pays my agent now?

Covered live in the webinar

What's the difference between a seller's, buyer's and balanced market?

Covered live in the webinar

What is months of inventory and what does it tell me?

Under 3 months, under 6 months, over 6 months. Each one changes how you write an offer.

What does days on market tell me about a house?

If the average is 12 days and this one sits at 84, the house is telling you something.

What should I research about a neighborhood before I tour?

Covered live in the webinar

Do school districts matter if I don't have kids?

They protect your property value during downturns. Yes.

How do I check whether a home is in a flood zone?

Covered live in the webinar

What should I do before a showing?

Covered live in the webinar

What should I look for when touring a home?

The kitchen draws your eye. The boring rooms tell you the truth.

How long do a roof, HVAC and water heater actually last?

HVAC typically 15 to 20 years. Roof typically 20 to 30. Water heater typically 8 to 12. Price that into your offer.

How do my spouse and I avoid fighting over a house?

Every couple has a Dreamer and a Realist. Both are necessary and one of them usually wins too early.

What actually goes into a purchase offer?

Eleven components. Most first-time buyers negotiate one of them.

How should I price my offer in a hot seller's market?

Covered live in the webinar

How should I price my offer in a balanced market?

2 to 5% off list, if the comps back you up.

How should I price my offer in a buyer's market?

5 to 8% below list is on the table, depending on days on market.

What's the line between a smart low offer and an insulting one?

You want the seller annoyed enough to counter, not offended enough to bin it.

What is earnest money?

A good-faith deposit you put up when you go under contract, held by the title company. It is not an extra cost. It gets credited back to you at closing, toward your down payment or closing costs.

How much earnest money should I put down?

About 1% of the price is standard. There is a good reason not to go higher.

What happens to my earnest money if I back out?

If you cancel inside your option period or a valid contingency window, you get it back. If you walk away after your contingencies expire, the seller may be entitled to keep it as liquidated damages.

How many rounds does a typical negotiation take?

Covered live in the webinar

Should I split the difference on a counteroffer?

No. Splitting automatically hands over money you didn't have to give.

What should I change besides price when I counter?

Closing speed is a lever. I have won deals at a lower price with a faster close.

What should my agent find out before I write an offer?

Not the seller's price. The seller's situation. That intel is gold.

What is a contingency and how does it protect me?

Covered live in the webinar

What are the three essential contingencies?

Three. Waiving any one of them can cost you your earnest money or your savings.

What am I giving up if I waive the inspection contingency?

Covered live in the webinar

What am I giving up if I waive the appraisal contingency?

Covered live in the webinar

What am I giving up if I waive the financing contingency?

Covered live in the webinar

What other contingencies should I know about?

Covered live in the webinar

How do I win a multiple-offer situation?

Five ways to strengthen an offer that have nothing to do with raising your price.

What is a pre-inspection and why is it a power move?

You inspect before offering, then waive the contingency from a position of knowledge.

What should I do if I lose a bidding war?

Losing isn't personal, it's data. But the bigger mistake is losing a house over $9,000.

What happens the moment my offer is accepted?

Several clocks start at once, and missing any one has legal consequences.

What does the under-contract timeline look like day by day?

A full 30-day map, milestone by milestone.

What must I do in the first 72 hours after acceptance?

Five things. Doing them in the wrong order costs you days you can't get back.

What does a home inspection actually cover?

Covered live in the webinar

What is a home inspection NOT?

Four things people assume it is and it isn't. One of them is an appraisal.

How do I choose a home inspector?

Covered live in the webinar

Should I attend the inspection?

Yes, but only for the last half hour. There's a reason.

What specialized inspections might I need?

A few hundred dollars here has saved buyers from five-figure problems.

Why will the inspection report scare me?

It will read like a horror novel. Almost none of it should change your decision.

How do I read an inspection report strategically?

Three severity tiers. Only one of them is worth fighting over.

What are my options after the inspection?

Three. Repairs, price reduction, or a closing credit, and each carries a different risk.

Should I ask for repairs or a credit?

Ask for repairs and you don't control the quality of the work.

How do I frame a repair request so the seller says yes?

Be a rifle, not a shotgun. A 35-item list invites a no.

What do I do when the seller refuses my repair request?

Covered live in the webinar

Can I extend my option period?

Covered live in the webinar

What is an appraisal and why does the lender require one?

Covered live in the webinar

Who pays for the appraisal and when?

You do, up front, usually $600 to $800. And you pay it even if the deal dies.

How does the appraiser determine value?

Covered live in the webinar

What should I actually read in the appraisal report?

Two things out of about 30 pages.

What happens if the appraisal comes in low?

What is a Reconsideration of Value?

Covered live in the webinar

Should I pay the appraisal gap in cash?

Only under two specific conditions, and most first-time buyers meet neither.

Do I need a home warranty?

You are cash-poor the month after closing. That is exactly when things break.

What does a home warranty cover?

Covered live in the webinar

What does a home warranty NOT cover?

Six standard exclusions and three limitations that surprise people at claim time.

Can I get the seller to pay for my home warranty?

There is a line in the contract for it. I put a number in it every time.

How is a home warranty different from homeowners insurance?

Insurance covers sudden disasters. A warranty covers mechanical failure. If a pipe bursts, you need both.

What are payout caps and why do they matter?

Covered live in the webinar

What does the loan processor do?

Covered live in the webinar

What documents will I be asked for after going under contract?

Expect an avalanche. Speed here builds a safety cushion for later.

What are initial disclosures and should I worry about them?

They bind you to nothing, and sitting on them delays your move-in date.

Should I dispute numbers on my loan estimate?

No. It's a first draft that gets revised up to half a dozen times.

What is conditional approval?

A win, not a rejection. It means the bank wants to lend, with a checklist attached.

What is a letter of explanation and when will I need one?

Covered live in the webinar

What does clear to close mean?

Three words that mean the underwriting battle is over.

When should I schedule my closing relative to my lease?

Three to five days before your lease ends. Aligning them exactly is a nightmare.

When should I book the movers?

Not a month out. There's a specific trigger to call them.

What is a utility concierge and how do I get one?

One call sets up power, water, gas, internet and mail forwarding. It's free.

What is the final walkthrough for?

Covered live in the webinar

What three things am I verifying at the walkthrough?

Condition, repairs, inclusions. Demand the contractor receipts.

What do I do if the walkthrough reveals a problem?

Do not close. Once you sign and it funds, that hole in the wall is yours.

What is a Closing Disclosure?

Covered live in the webinar

When do I get the CD and why does the timing matter?

Federal law requires it three business days before you can sign. That window is your protection.

What should I check on the final CD?

If a fee jumped materially between the estimate and the CD, someone owes you an explanation.

What documents am I signing at closing?

You'll sign dozens. Three of them actually matter.

How do I wire my cash to close safely?

Never wire from emailed instructions. Call a number you've already used.

What is real estate wire fraud?

Hackers watch agent and title inboxes. If you send it, it is gone permanently.

What do I need to bring to closing?

Covered live in the webinar

Why don't I get the keys when I sign?

Signing and funding are two different events. After you sign, the package goes back to the lender for review, then they wire the funds. You own the home only once it funds and records. Sign at 9 AM and you usually have keys by 2 PM. Sign at 4:30 PM on a Friday and you may wait until Monday.

What time should I schedule closing to get keys the same day?

There is a specific window in the morning. Miss it and you wait.

What is a homestead exemption?

A Texas filing that removes part of your home's assessed value from taxation and caps how much the appraisal district can raise your taxable value each year, currently 10%. It saves most homeowners hundreds to thousands annually.

How do I file for homestead exemption?

One page, your county's website, and it is completely free.

What is the homestead designation letter I'll get in the mail?

It looks official, it asks for $75 to $100, and it is a legal scam.

What should I do the first week in my new home?

Five missions before you buy a single throw pillow.

Why should I reset the garage door opener?

Everyone changes the deadbolt. Almost nobody wipes the code the dog walker has.

Why should I clean the dryer vent on day one?

Clogged dryer vents are a leading cause of house fires, and the last owner probably never touched it.

Where should I store my closing documents?

Covered live in the webinar

Should I start a home maintenance fund?

Every repair is yours now. Let the budget normalize before the big purchases.