Home Buying FAQ — De Tu Lado Casas

Question 1

Is the consultation really free?

Accepted Answer

Yes — 100% free, no credit pull, no commitment. Elizabeth gets paid at closing by the seller as part of standard buyer's agent commission. You pay nothing for the consultation, the program analysis, or the initial paperwork guidance. The only thing you invest is 15 minutes of your time.

Question 2

Do I need to know my credit score before calling?

Accepted Answer

No. You don't need to bring a credit report, know your score, or pull your own credit before the first session. Elizabeth will guide you on how to check your score through the right channels — ones that don't impact your score — after the initial conversation.

Question 3

Can I qualify if I'm self-employed?

Accepted Answer

Yes. Self-employed buyers qualify using 2 years of tax returns (Schedule C or business returns) plus 2–3 months of bank statements. The key is showing consistent income over 24 months. Most programs — FHA, CalHFA, ITIN loans — have pathways for self-employed buyers. The strategy session will identify exactly which ones apply to your income structure.

Question 4

How is Elizabeth different from a bank loan officer?

Accepted Answer

A bank loan officer represents the bank — their job is to sell you their loan product. Elizabeth represents YOU. She has no financial incentive to push you toward one program over another. Her job is to identify every option you qualify for, explain each one honestly, and let you decide. She also covers the full transaction from program selection through closing — a bank loan officer hands off once the loan is approved.

Question 5

Do I really need 20% for a down payment?

Accepted Answer

No. This is one of the most damaging myths in homebuying. FHA loans require 3.5% down. CalHFA MyHome can cover that 3.5% as a deferred loan with no monthly payment — bringing your out-of-pocket to near zero. Dream For All covers up to $150,000 or 20% for qualifying first-generation buyers. VA loans require $0 down for eligible veterans. Most buyers in the Antelope Valley are closing with far less than 20% out of pocket.

Question 6

What credit score do I actually need — I've heard conflicting things?

Accepted Answer

Here's the accurate breakdown: FHA loans start at 580 with 3.5% down. CalHFA programs including MyHome and Dream For All require a minimum 660. ITIN loans typically require 620+. Conventional loans usually ask for 620–660 depending on the lender. A score in the 660–680 range that you think is 'not good enough' actually qualifies for multiple California programs. Don't assume the answer is no before checking your specific situation with Elizabeth.

Question 7

How much do I need for a down payment?

Accepted Answer

It depends on the program. FHA loans require 3.5% (on a $460K home, that's about $16,100). CalHFA MyHome can cover that 3.5% through a deferred silent second loan — no monthly payment while you live there. Dream For All covers up to $150,000 or 20% for qualifying first-generation buyers. VA loans require $0 down for eligible veterans. The strategy session will identify your exact number.

Question 8

What is CalHFA MyHome?

Accepted Answer

CalHFA MyHome is a deferred-payment silent second mortgage offered by the California Housing Finance Agency. It covers your down payment or closing costs — you don't repay it until you sell or refinance. There's no monthly payment on the MyHome loan while you live in the home. It's stackable with FHA loans to bring your out-of-pocket costs to near zero for qualifying buyers.

Question 9

What is the Dream For All program?

Accepted Answer

Dream For All is CalHFA's shared appreciation loan — it covers up to $150,000 or 20% of the purchase price toward your down payment. It's repaid when you sell or refinance, with California sharing a percentage of the home's appreciation. Critically: it's lottery-based, not first-come-first-served. Last cycle, funding depleted in 11 days. First-generation buyer status (your parents never owned a home in the U.S.) is the primary qualifying factor.

Question 10

Can I stack programs together?

Accepted Answer

Yes — and this is one of Elizabeth's specialties. The most powerful stack in the Antelope Valley is FHA + CalHFA MyHome: FHA covers 96.5% of the purchase price, MyHome covers the remaining 3.5%, reaching $0 down payment for qualifying buyers. Some buyers also combine Dream For All with an FHA first mortgage. The strategy session identifies every stack available to your specific situation.

Question 11

Can I buy a home with an ITIN number?

Accepted Answer

Yes — it is completely legal. Specialized lenders including Guild Mortgage and Griffin Funding offer ITIN loans in Palmdale and Lancaster. Typical requirements: 2 years of ITIN tax returns, 620+ credit score, and 15–20% down payment. As an IRS Certified Acceptance Agent, Elizabeth can assist with ITIN documentation directly — under the same roof as your real estate representation. You don't need a Social Security Number to own a home in California.

Question 12

Do I need a Social Security Number to buy a home?

Accepted Answer

No. ITIN (Individual Taxpayer Identification Number) is accepted by a network of specialized lenders for home purchase loans. These are legal, regulated mortgage products — not informal arrangements. The primary requirements are 2 years of consistent ITIN tax filings, steady income history, and sufficient down payment (typically 15–20%). Elizabeth has closed ITIN loans — she doesn't just know the theory.

Question 13

Is my immigration status shared with anyone?

Accepted Answer

Never. Your information is private and protected. Real estate transactions and mortgage applications do not require disclosure of immigration status to any government agency. As an IRS Certified Acceptance Agent, Elizabeth is bound by strict confidentiality requirements. You can discuss your situation openly in the consultation — nothing is shared beyond what the lender requires for the loan application, which is limited to financial documentation.

Question 14

What credit score do I need to buy a home?

Accepted Answer

FHA loans start at 580 (with 3.5% down). CalHFA programs — including MyHome and Dream For All — require a minimum 660. ITIN loans typically require 620+. Conventional loans usually ask for 620–660 depending on the lender. If your score is below the threshold, Elizabeth provides a specific 90-day action plan — not vague advice — that has moved clients from ineligible to qualified.

Question 15

What if I have collections or late payments on my record?

Accepted Answer

Many programs work around collections and late payments — it depends on the type, age, and amount. Medical collections are treated differently than credit card collections under current FHA guidelines. Elizabeth reviews your full credit picture in the strategy session and tells you exactly what needs to be addressed and in what order. 'Bad credit' is rarely as disqualifying as people assume without checking the specifics.

Question 16

Can I use gift funds for the down payment?

Accepted Answer

Yes. FHA loans allow gift funds for the entire down payment with a signed gift letter from the donor (typically a family member) confirming it's a gift, not a loan. CalHFA programs also accept gift funds. The gift letter must meet lender requirements — Elizabeth walks you through this in the pre-approval phase so there are no documentation surprises at closing.

Question 17

What are the main benefits of a VA loan?

Accepted Answer

VA loans offer $0 down payment, no private mortgage insurance (PMI), and typically the most competitive interest rates available. For a $450K home, eliminating PMI alone saves $200–$350/month versus a conventional loan with less than 20% down. There is no income cap and no maximum loan amount for qualified veterans. The VA funding fee can often be rolled into the loan.

Question 18

Do VA loans work near Edwards AFB in the Antelope Valley?

Accepted Answer

Yes — and the Antelope Valley is one of the best VA loan markets in California. Palmdale, Lancaster, Rosamond, and Quartz Hill are all within the LA County VA loan limits, which accommodate the local price range. Elizabeth specializes in Edwards AFB families and understands how Basic Allowance for Housing (BAH) factors into your buying power — something many local agents overlook.

Question 19

Can a surviving spouse use VA home loan benefits?

Accepted Answer

Yes, under certain conditions. Unremarried surviving spouses of veterans who died in service or from a service-connected disability typically qualify for VA loan benefits. Spouses of POW/MIA veterans may also qualify. Elizabeth will verify your eligibility through the proper VA channels during the strategy session — don't assume you don't qualify without checking.

Question 20

How long does it take from consultation to keys?

Accepted Answer

Typically 45–60 days from pre-approval to closing for FHA and VA loans. CalHFA programs add 2–4 weeks for additional program requirements. The free strategy session is the first step — it doesn't start the official clock. Elizabeth gives you a realistic timeline specific to your program combination at the end of the first session.

Question 21

What documents do I need to prepare?

Accepted Answer

The first consultation requires nothing. For pre-approval, you'll typically need: 2 years of tax returns (W-2s or 1099s), 2–3 months of pay stubs, 2–3 months of bank statements, government-issued ID, and ITIN documentation if applicable. Elizabeth sends a personalized document checklist after the strategy session so you gather exactly what's needed — not a generic 20-page list.

Question 22

What happens on closing day?

Accepted Answer

You arrive at the title company's office (or sign via mobile notary). Elizabeth reviews every document with you before you sign — in English and Spanish. You'll receive the Closing Disclosure at least 3 days before so there are no surprises on the day. You wire your closing funds in advance, sign the final documents, and receive your keys. Elizabeth remains available after closing for mortgage, tax, and equity questions.

Question 23

I make $110K/year — am I over the income limit for assistance programs?

Accepted Answer

No. $110K is well within range for most programs in the Antelope Valley. CalHFA serves HHI up to $287K in some scenarios. The $80K–$130K range is actually the sweet spot these programs were designed for. A 15-minute strategy session will show you exactly which programs apply to your specific income and household size.

Question 24

My parents want to be involved in every step of the process. Is that a problem?

Accepted Answer

It's not a problem — it's the point. Buying a home in your family is a family decision. Elizabeth has closed 57 families where parents, partners, in-laws, and siblings were all part of the process. Bring everyone who matters to the strategy session.

Question 25

I grew up here but never thought buying was possible. Where do I even start?

Accepted Answer

You start with a 15-minute strategy session where we look at your actual numbers — your income, your credit, your savings — and match them to every program you qualify for. Most buyers walk away surprised. You've probably been closer to qualifying than you thought for years.

Question 26

I don't need Spanish-language service. Is Elizabeth still the right agent for me?

Accepted Answer

Yes. Elizabeth works primarily in English. What makes her different for buyers like you isn't language — it's cultural intelligence. She understands that your purchase involves the family, that your parents will have questions, and that 'the whole family needs to agree' is not a complication — it's how you make important decisions. That's not something you get at a mainstream brokerage.

Question 27

I was born and raised in the US. Do I still qualify as a first-generation buyer?

Accepted Answer

If neither of your parents owned a home in the United States, yes — you are a first-generation homebuyer regardless of where you were born. This unlocks the Dream For All program and others specifically designed for buyers in your situation. Many 2nd and 3rd generation buyers don't realize they qualify.

Home Buying FAQ —Plain English for Antelope Valley Buyers

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