The Home Loan Navigator | Dunn Anderson

Start Here

Banker, broker, or retail lender?

Who you work with quietly shapes your options and your cost. Here is the difference.

Know The Difference

Not all mortgage help is the same

Most people never learn there are different kinds of mortgage companies until after they have signed. The kind you choose decides how many loan options you can reach and how your costs are built. So before anything else, here is the honest breakdown.

I am an independent mortgage broker

What I am, in your corner

Mortgage Broker

An independent professional who is not the lender. I shop your loan across many wholesale lender partners to find the right fit for you.

Loan access

Many lenders at once, which means more loan types, more structures, and specialty programs a single company may not carry.

Who I answer to

You. I am not tied to one bank's menu or one bank's pricing.

Your cost

By law my pay is capped and shown to you in writing on your Loan Estimate. Nothing is hidden.

Mortgage Banker

A company that lends its own money and funds the loan in its own name, then often sells it after closing.

Loan access

Only the products that one company chooses to offer. If they do not have it, you do not get it there.

Who they answer to

Their own company and its product menu.

Your cost

The company's profit is built into the rate and is not broken out separately for you.

Retail Lender

A bank or credit union that offers only its own loans through its own employees, the branch or call center experience.

Loan access

One institution's products and one institution's pricing. No shopping on your behalf.

Who they answer to

The bank that employs the loan officer.

Your cost

The bank's margin is embedded in your rate and is not shown to you as a separate number.

What The Public Data Shows

Brokers tend to mean more access and lower cost

$10,662

Average saved over the life of the loan, broker versus nonbank retail

$13,432

Average saved on a VA loan through a broker

115 vs 148

Upfront cost in basis points, wholesale versus retail

There is also a transparency difference. A broker's pay is capped and disclosed to you in writing under federal law. A retail lender's profit is built into your rate and is not separated out. Wholesale lenders can also reach products and terms, including options for lower credit scores, that a single retail menu may not carry.

Figures are averages from a 2023 analysis of federal HMDA mortgage data by Polygon Research, comparing independent mortgage brokers to nonbank retail lenders. Averages do not predict your result, and savings are not guaranteed. Your actual rate and costs depend on your full file.

Bottom line, when you work with me you are not boxed into one company's shelf. I am an independent mortgage broker with Edge Home Finance, and I put many lenders to work competing for your loan. That is the whole point of doing it this way.

The Loan Library

Every major path to the keys

No single loan is best. There is only the one that fits you, today.

The Loan Library

Find the loan built for your situation

There is no single best loan. There is only the best loan for you, your goals, and where you are right now. Here is every major path to the keys, explained simply.

Beyond The Tax Return

Loans for owners, earners, and investors

When your tax returns understate your real income, there is still a path.

Non-QM Lending

You are not your tax return

If you are self-employed, an investor, or asset rich with income that does not fit a neat pay stub, the standard loan box can work against you. These programs prove your strength in different ways. They are fully legitimate, just built for people the old rules overlook. As a former financial advisor, this is where I do some of my best work.

For investors

DSCR Loan

Qualify on the property, not your paycheck

Rent

Qualifies on

20 to 25%

Typical down

Tax returns

DSCR stands for Debt Service Coverage Ratio. Instead of looking at your personal income, the lender looks at whether the rent the property brings in covers the mortgage payment. If the rent covers the payment, you can qualify. It lets investors keep buying without their own income or write-offs getting in the way.

Good fit for

Real estate investors growing a portfolio
Self-employed buyers who write off heavily on taxes
Anyone scaling rentals beyond what personal income allows

Good to know

Used for investment property, not your primary home
Rates run higher than a conventional loan
Cash reserves and a solid credit score still matter

For business owners

Bank Statement Loan

Your deposits tell the real story

Deposits

Qualifies on

10 to 20%

Typical down

12 to 24

Months reviewed

Self-employed owners write off expenses to lower their taxes, which is smart, but it also shrinks the income a normal loan will count. A bank statement loan looks at twelve to twenty four months of your actual deposits to measure the cash your business really produces. It rewards you for running a real business instead of punishing you for good tax planning.

Good fit for

Business owners and the self-employed
1099 and commission earners
Anyone whose write-offs hide their true income

Good to know

Rates sit above a conventional loan
Consistent deposits strengthen your file
Personal or business statements may be used

For the asset rich

Asset Depletion

Turn what you own into qualifying income

Assets

Qualifies on

Strong

Reserves

No job

Income needed

Also called asset utilization. If you hold significant savings, investments, or retirement funds but do not draw a steady paycheck, this program converts your eligible assets into a monthly income figure for qualifying. Your wealth does the talking. It is a favorite for retirees and high net worth buyers who are cash strong but paycheck light.

Good fit for

Retirees living on savings and investments
High net worth buyers with irregular income
Owners who took a low salary but built real wealth

Good to know

Only certain assets count, often at a discount
Retirement funds may be treated differently by age
Documentation of the accounts is required

Non-QM programs are specialty loans and guidelines vary widely by investor and lender. Down payment, credit, reserve, and ratio requirements shown are general ranges for illustration, not an approval or a commitment to lend. The right structure depends on your full picture, which is exactly what a short conversation is for.

The Affordability Engine

See what you can afford, and why

Move the inputs and watch your numbers change in real time. This shows you how lenders actually think about your purchase, so nothing about your approval comes as a surprise.

Annual household income before taxes

Monthly debt payments cards, auto, student loans, not rent

Credit score range sets your estimated rate

Down payment 10%

Property tax rate 2.0%

Interest rate estimate, edit to your quote

Loan term

Monthly HOA if any

Comfort level Standard

The interest rate shown is an illustrative estimate that adjusts with your credit range, not a rate quote. Rates change daily and depend on the full picture of your file. Property tax rates vary widely by county. In the Dallas and Fort Worth area many neighborhoods run between 1.8 and 2.5 percent, while Florida, Arizona, and Georgia often sit lower. For a real number, the next step is a conversation.

You could afford a home around

Based on the numbers you entered.

Estimated total monthly payment$0

The Four Levers

The numbers serve the life you want

Understand what moves your buying power, and the home follows.

The Four Levers

What actually moves your buying power

Four things decide how much house you can buy. Understand these and you control the outcome instead of reacting to it.

Credit Score

Your score does not just decide if you qualify. It sets your interest rate. A higher score means a lower rate, a lower monthly payment, and a larger home for the same budget. The difference between a 680 and a 760 can be tens of thousands of dollars in buying power and far more over the life of the loan.

Raising your score before you buy is one of the highest return moves you can make. Often we can map a plan to get you there.

Debt to Income

Lenders compare your monthly debts to your monthly income. The more of your income already spoken for by car payments, student loans, and credit cards, the less room is left for a house payment. Paying down or paying off a single nagging debt can unlock a surprising amount of home.

Sometimes the smartest move before buying is retiring one monthly payment, not saving more for the down payment.

Down Payment

A larger down payment lowers your loan amount, can remove mortgage insurance, and shrinks your monthly payment. But more is not always better. Cash kept invested or in reserves can serve your long term wealth better than being locked in walls. The right amount is a strategy question, not a default answer.

There is real math behind whether twenty percent down is your best move. We can run it together for your situation.

Property Taxes

Two homes at the same price can have very different monthly payments because of the tax rate attached to the address. In Texas especially, property taxes carry real weight. The same monthly budget buys a different home in a low tax county than in a high tax one, even on the same street value.

Smart buyers shop the total monthly cost of the address, not just the sticker price.

Meet Your Strategist

Dunn Anderson

Senior Mortgage Strategist, Edge Home Finance

Before I ever wrote a mortgage, I spent years as a licensed financial advisor. That background changed how I see a home loan. To me it is not a rate you shop once and forget. It is one of the largest financial moves most families ever make, and it should be built to grow your wealth, not just close a deal.

I am based in the Fort Worth area and I work with buyers across Texas, Georgia, Arizona, and Florida, from first homes to move up and investment purchases. My promise is simple. Straight answers, real strategy, and a plan built around your life.

Only the Best.

Ready to turn this into a real plan?

This guide gives you the map. A short conversation gives you the route built around your actual numbers, your goals, and the market you are buying in. No pressure, no obligation, just clarity.

Start the conversation