Mortgage Services for Homebuyers
First Time, Families, Singles, Self-employed, Retiree, and everything in-between
Residential Mortgages
With over 40 years of experience as a residential loan originator, I offer a full range of mortgage products, including Conventional, FHA, VA, USDA, HELOCs and many portfolio loan options. But what truly sets me apart is my focus on unique, personalized solutions that help each of my clients achieve homeownership.
Whether you need down payment assistance, help navigating a student loan repayment plan, or guidance on improving your credit scores (NO, this is NOT credit repair services), I use proven tools and strategies to help you move forward with confidence.
If you're not ready to buy just yet, I’ll connect you with trusted, HUD-approved housing and credit counselors. HUD counselors can assist with budgeting, credit improvement, student loans, and saving for your down payment.
In short, if you can't purchase a home today, I’ll help you build a plan to get there as soon as possible!
Specializing in...
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Down Payment Assistance
Down Payment Assistance (DPA) is my #1 specialty!
I offer a wide range of DPA options, including programs that act as a second mortgage or a combination of both first and second mortgages. Most programs have minimum credit score and income requirements, and many are geared toward first-time homebuyers (FTHB).
However, I also provide access to non-proprietary DPA programs that do not require income limits or FTHB status—offering more flexibility for a variety of buyers. Some programs even cover 2–4 unit properties and may include renovation funds to help improve your future home!
To match you with the best options, I use Down Payment Connect, a national DPA database with smart filters that narrow down the right DPA programs based on your unique situation.
I'm approved with many Florida county SHIP DPA programs and proud to be one of the first lenders to work with Charlotte County’s SHIP DPA. Let’s find the down payment solution that’s right for you!
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Student Loan Repayment Plans
Federal student loan payments resumed on October 1, 2024 — but here’s what most borrowers don’t realize:
Delinquency doesn’t show up on your credit report until you're 90 days past due. By then, the damage is done — credit scores can plummet by 100 to 150 points, putting homeownership out of reach.
Even worse, if your loan goes into default, you could become ineligible for government-backed mortgage programs like FHA, VA, USDA, and Reverse Mortgages.
There’s a way to get ahead of this. With an online platform called Student Debt Solutions, you can explore all income-driven repayment plans available for federal student loans based on your income and household size — and see if there's a more affordable option than the plan you're currently on.
Don’t wait. Lowering your monthly student loan payment now could be the key to qualifying for the home you’ve been dreaming about.
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Credit Help (NOT Credit Repair!)
Using advanced credit tools like CreditXpert and MeridianLink, we can identify exactly what needs to be improved in your credit profile and estimate how long it will take to reach your target score. These are real, actionable credit improvements — not temporary dispute tactics that can backfire when automated underwriting systems detect them.
We focus on both the timeframe needed to improve your scores and which specific credit bureau is reporting issues. If it looks like you’ll need more time to reach your goal, we may refer you to a HUD-approved housing counselor who will work with you one-on-one, keep you on track, and notify me when you're ready to move forward with your mortgage application.
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Connect with HUD Counselor
Sometimes, clients need support in multiple areas before they’re ready to apply for a mortgage — and keeping track of everything can quickly become overwhelming. That’s when I may recommend partnering with a HUD-certified housing counselor to help guide you through the pre-mortgage process.
Not all loan originators are equipped — or have the time — to assist clients with the detailed work needed before a loan application. And when we're focused on meeting tight loan commitment deadlines, those who need pre-qualification support can unintentionally get less attention than they deserve.
Rather than simply saying, “Come back when you’re ready,” I believe in offering a solution. Teaming up with a HUD counselor ensures you receive consistent, one-on-one guidance. These professionals begin with a personalized budget, then help address credit challenges, explore down payment assistance options, and review student loan repayment plans. They can even run your profile through Freddie Mac’s automated underwriting system — so you’ll know exactly what needs to be done before you’re fully mortgage-ready.
About Close With Pam
Home Loan and Mortgage Services
Resources at Clients2Homeowners.com to get challenged clients "Mortgage Ready"!
Mortgage Services for Homeowners
Families, Singles, Self-employed, Retiree, and everything in-between
Get Mortgage Ready with Pam
Overcome common mortgage roadblocks and get Mortgage Ready!
Services are available directly to prospective homebuyers, real estate agents, and loan originators. Learn more about the four most common Mortgage Ready roadblocks.
Down Payment Assistance
If you want to buy a home but don't have much in savings, down payment assistance can help!
There is specific criteria to qualify for these loans and you may be required to cover some out of pocket costs. But being able to cover down payment and closing costs yourself can make your home offer competitive with cash buyers and home flippers!
Budgeting
This seems like an area that most prospective homebuyers should already know about, but budgeting for a home, budgeting for home expenses, and budgeting for life can be a lonely task.
Budgeting help is especially valuable to millennials who don't often have this form of education provided in school.
Help With Credit
Dealing with credit issues that require attention to detail to get fixed as well as help interacting with creditors is a primary issue that faces pre-purchase clients stalled from purchasing a home.
Learn more about person-to-person resources that can help. Get your credit fixed and get into your new home!
(NO, this IS NOT credit repair!)
Student Loan Relief
Student loan debt relief is a growing need.
Often, clients with student loans learn that the loan payment is counted on a mortgage even if it is deferred. And each mortgage type has different criteria when qualifying. I provide these differences for you. Learn how you can get a refinance for student loans whether payments are current or in default.
Residential Mortgage Calculator
Know your principal and interest payment upfront.
- Add monthly taxes, insurance and HOA to estimate whole payment!
- PMI payment is needed if less than 20% down!
Close With Pam Updates and News!
Find out what is happening in the mortgage industry.




