No. This is one of the biggest myths I hear. You can buy a home with as little as 3% down on a conventional loan, 3.5% down with an FHA loan, or 0% down with a VA or USDA loan. The 20% down payment gets you out of paying private mortgage insurance (PMI), but it's not required to buy. I help buyers figure out what makes sense for their situation — sometimes putting less down and keeping cash reserves is the smarter move.

It depends on the loan type. FHA loans can go as low as 580, VA loans typically need 620+, and conventional loans usually start at 620-640. That said, higher credit scores get you better interest rates. If your credit needs work, I can walk you through specific steps to improve it before we apply. Credit isn't pass/fail — it's a sliding scale, and there's almost always a path forward.

A good rule of thumb: your total monthly debt (including your mortgage payment, property taxes, insurance, HOA fees, and any other debts) shouldn't exceed 43% of your gross monthly income. That's what lenders look at. But what you can afford and what you should afford are two different things. I help you figure out a payment that works for your actual life, not just what a calculator says.

Pre-qualification is a quick estimate based on what you tell me about your finances. Pre-approval is the real deal — I pull your credit, verify your income and assets, and give you a letter that says "this buyer is approved up to $X." Sellers take pre-approvals seriously. Pre-qualifications, not so much. If you're serious about buying, get pre-approved first.

With a mortgage, expect 30-45 days from accepted offer to closing. I typically turn around pre-approvals in 24 hours, which gives you a head start. The timeline can be faster or slower depending on the appraisal, title work, and how quickly everyone gets paperwork in. If you're in a rush, tell me upfront — I've closed deals in under 20 days when needed.

If you haven't owned a home in the past three years, you're a first-time buyer in the eyes of most programs. Even if you owned a house 10 years ago, you still qualify. This opens up access to down payment assistance programs and better loan options.

NJHMFA offers up to $15,000 in down payment and closing cost assistance for first-time buyers in New Jersey. It's a forgivable loan — meaning if you live in the house for five years, you don't have to pay it back. There's also a First Generation Program that adds another $7,000 if you're the first person in your family to own a home. That's up to $22,000 in free money. I work with this program all the time and can tell you if you qualify.

Here's what I'll need from you:

• Last 2 years of tax returns (W-2s or 1099s)

• Last 2 months of pay stubs (if you're W-2)

• Last 2 months of bank statements (all accounts)

• Photo ID

• If you're self-employed, I'll need 2 years of business tax returns and a profit & loss statement

I'll walk you through exactly what I need. Don't stress if your paperwork isn't perfect — I've seen it all.

Yes. Student loans don't disqualify you. Lenders factor in your monthly student loan payment when calculating your debt-to-income ratio, but there are programs (like income-driven repayment calculations) that can lower what counts against you. I've closed plenty of deals for people with student loans. It's about structuring the loan the right way.

No. You need to manage your debt, not eliminate it. Lenders look at your debt-to-income ratio — if your total monthly debt payments (car loans, credit cards, student loans, etc.) are manageable relative to your income, you're fine. Sometimes paying off certain debts makes sense, sometimes it doesn't. I'll help you figure out the smartest move.

PMI is insurance that protects the lender if you default on your loan. You pay it monthly if you put down less than 20% on a conventional loan. You can avoid it by putting 20% down, using a VA loan (no PMI ever), or using certain first-time buyer programs. Once you hit 20% equity, you can request to cancel PMI. It's not the end of the world if you have to pay it — sometimes it makes more sense to keep your cash and pay PMI for a few years.