Royal Hoàng Dương, Loan Officer, NMLS #1852235. Mortgage loans are arranged through H & L Lending Company LLC, NMLS #1660192, a licensed mortgage broker — not a lender. Verify licensing at NMLS Consumer Access. This is not a commitment to lend; all loans are subject to credit approval, underwriting and lender guidelines. Rates, terms and programs are subject to change without notice.
Pre-qualification vs. pre-approval
A pre-qualification is a quick estimate based on what you tell us. A pre-approval involves reviewing your credit and documents, and makes your offer stronger to sellers.
Common loan types
- Conventional — agency guidelines; primary, second home or investment.
- FHA — flexible credit, low down payment.
- VA — for eligible veterans and service members.
- USDA — eligible rural/suburban areas, income limits apply.
- Non-QM — for situations outside standard guidelines.
- DSCR — investment properties qualified on rental cash flow.
As a mortgage broker, H & L Lending Company LLC can compare programs from multiple wholesale lenders. Program availability depends on lender guidelines.
Self-employed? Ways to document income
- W-2 full-doc — pay stubs, W-2s and tax returns (salaried/hourly).
- WVOE — your employer completes a written verification of employment and income.
- 12–24 month bank statement — income figured from deposits on personal or business statements.
- P&L-only — a profit-and-loss statement, typically prepared by a CPA or tax preparer.
Refinance and HELOC options
Rate/term refinance changes your rate or loan term. Cash-out refinance replaces your loan with a larger one and pays you the difference. A HELOC is a revolving line of credit secured by your home, often kept alongside your first mortgage. Each option has costs and risks — your home secures the loan.
Documents to prepare
- Photo ID
- Last 30 days of pay stubs, last 2 years W-2s or tax returns
- Last 2 months of bank statements
- Details of any other properties or debts
Closing costs and escrow
Expect lender/broker fees, title, appraisal, prepaid interest, and escrow for taxes and homeowners insurance. You will receive a Loan Estimate within 3 business days of a complete application.