Self-employed and income
Self-Employed Mortgage Loan Officer in San Antonio, Texas
How Sarah reviews business, 1099, S-Corp and K-1 income, which programs fit when tax returns are not enough, and questions to ask any lender.
Read article →How Do Lenders Calculate Self-Employed Income for a Mortgage?
How lenders turn your tax returns into qualifying income: add-backs, the two-year rule, S-corp income and declining income, with worked examples.
Read article →Can Self-Employed Buyers Get a Mortgage With One Year of Tax Returns?
Learn why some mortgage programs consider one year of tax returns for established businesses and what documentation lenders still review.
Read article →How Do Bank Statement Mortgages Work for Self-Employed Buyers?
A practical guide to bank statement loan documentation, qualifying income, tradeoffs and questions to ask before choosing an alternative program.
Read article →Can Overtime and Bonus Income Count Toward a Mortgage?
Understand how lenders review overtime, commission and bonus earnings when determining qualifying income for a home loan.
Read article →First-time buyers
Down Payment Assistance in San Antonio: 2026 Guide
The City of San Antonio HIP program and statewide TSAHC, TDHCA and SETH programs, with price limits, income limits and credit minimums.
Read article →2026 Loan Limits in San Antonio: FHA, Conventional and VA
FHA $557,750 and conforming $832,750 for one unit in the 8 San Antonio metro counties, with duplex to fourplex limits.
Read article →San Antonio Property Taxes in 2026 and Your Mortgage Payment
Bexar County tax rates by school district, a worked $350,000 example and what the $140,000 school homestead exemption saves.
Read article →First-Time Homebuyer Programs in Texas, Florida and California (2026)
Down payment and closing cost help in Texas, Florida and California for 2026: state and local programs, who qualifies and what assistance really costs.
Read article →Prequalification vs. Preapproval: What Homebuyers Should Know
Learn the difference between mortgage prequalification and preapproval, and what to review before submitting an offer.
Read article →FHA vs. Conventional Loans in Texas: What First-Time Buyers Should Compare
Compare down payment requirements, mortgage insurance, credit considerations and total cost when choosing FHA or conventional financing in Texas.
Read article →How Much Cash Do You Need to Close on a House in Texas?
Understand down payments, closing costs, prepaid expenses, escrow funding and ways to estimate cash to close.
Read article →Can You Buy a Home While Paying Student Loans?
Understand how student loan payments affect mortgage qualification and what first-time buyers can do before applying.
Read article →VA and military buyers
VA Funding Fee 2026: Chart, Examples and Exemptions
Every funding fee rate from VA, dollar examples on a $300,000 loan and who is exempt.
Read article →VA Loans in Texas: Questions First-Time Military Buyers Should Ask
A practical VA mortgage guide covering eligibility, funding fees, down payments, property standards and monthly costs.
Read article →New construction
Denied or stuck? Second opinions
Mortgage Denied? Getting a Second Opinion in San Antonio
Common reasons for a denial, how a second review works and real examples from Sarah's files.
Read article →Denied a Mortgage? What to Do Before Applying Again
A mortgage denial is a reason to investigate, not automatically the end of your home search. Learn what to review and when another approach may help.
Read article →Have a question that is not covered here?
Send Sarah your scenario. Self-employed, first-time and complex files are her specialty.
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