What do I need to apply for a mortgage?

It depends on the program. Conventional loans require pay stubs, W-2s, tax returns, and bank statements. DSCR loans require the property's rent schedule, credit, and assets, no income docs. Bank statement loans use 12-24 months of statements.

What's the difference between a bank and a mortgage broker?

A bank offers their own products at their rates. A mortgage broker has access to over 150 wholesale lenders and shops your loan across all of them to find the best rate, terms, and costs for your specific situation.

What credit score do I need for a mortgage?

It depends on the program. Conventional loans typically want 620+, FHA goes down to 580, and DSCR programs generally start at 660-680. Different programs have different requirements.

Mortgages by Tony, Santa Barbara & Central Coast Mortgage Expert

Q: Do I need to apply before I can talk to you?

No. Call or text (248) 925-0539 anytime with questions. Tony is happy to talk through your situation and help you figure out which program makes sense before you fill out any paperwork.

Loan Programs

Find the Right Loan for Your Situation

I have access to over 150 wholesale lenders across three core categories. Click any program below for details.

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Primary Residence

Buying or refinancing your home in AZ, CA, IL, MI, MN, NH, NJ, TX, or WA.

Full Doc (Conventional)

Traditional mortgage using W-2s, pay stubs, and tax returns. Conventional conforming and jumbo options available.

Best when: You're a W-2 employee with stable, documentable income. This gets you the lowest rates and most favorable terms, it should be your first choice if you qualify.
Apply Now →

FHA

Government-backed loans with down payments as low as 3.5% and more flexible credit requirements.

Best when: You're a first-time buyer with limited savings or a credit score that doesn't qualify for the best conventional pricing. FHA lets you get into a home sooner with less out of pocket.
Apply Now →

Zero down payment for eligible veterans, active-duty service members, and surviving spouses. No PMI and competitive rates.

Best when: You have VA eligibility. Period. It's almost always the best deal available, zero down, no mortgage insurance, and rates that beat conventional. If you've earned this benefit, use it.
Apply Now →

Self-Employed (1099)

For independent contractors and 1099 earners. Uses 1-2 years of 1099 forms combined with bank statements to build a qualifying income picture.

Best when: You earn 1099 income and have the forms to prove it, but your tax returns are reduced by write-offs. This bridges the gap between what the IRS sees and what you actually bring in.
Apply Now →

Bank Statement

Use 12-24 months of personal or business bank statements to qualify instead of tax returns.

Best when: You're a business owner or freelancer whose deposits are strong and consistent but whose tax returns tell a much smaller story. If your accountant is great at saving you on taxes but it's killing your mortgage chances, this is the fix.
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P&L Statement

Qualify using a CPA-prepared profit and loss statement rather than tax returns or bank statements.

Best when: You have a CPA who can vouch for your income with a clean P&L, but your bank statements are messy (multiple accounts, business-to-personal transfers, etc.). Simpler documentation than bank statement programs when your books are in order.
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Foreign National

Mortgage programs for non-US citizens purchasing property in the United States. No SSN or US credit history required, qualification is based on assets, foreign income documentation, and down payment.

Best when: You're a foreign citizen buying a home or investment property in the US. These programs bridge the gap when you don't have a US credit profile, ITIN, or traditional domestic documentation. I work with lenders who specialize in this niche.
Apply Now →

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Investor

Investment property financing. Business purpose loans available in most states nationwide.

DSCR

Qualify based on the property's rental income, not yours. No W-2s, no tax returns, no employment verification. Close in an LLC. 1-10 unit properties.

Best when: You want to scale fast without the documentation headache. If the rent covers the payment, you qualify. This is the go-to for full-time investors, anyone with 10+ financed properties, or borrowers who simply don't want to share personal income docs.
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Bank Statement

12-24 month bank statement programs for self-employed investors on purchase and refinance.

Best when: You're a business owner building a rental portfolio and your deposits tell a better income story than your tax returns. Especially useful when you're acquiring multiple properties and need consistent qualifying power.
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P&L Statement

CPA-prepared P&L qualification for investment property purchases and refinances.

Best when: Your CPA can document your income cleanly but your bank activity is complicated: co-mingled accounts, multiple businesses, large transfers. A P&L cuts through that noise.
Apply Now →

Self-Employed (1099)

Investment property financing using 1099 income documentation for qualifying.

Best when: You're a 1099 contractor buying rentals and want to use your actual contract income to qualify rather than your reduced tax return figures. Gives you more buying power than full doc.
Apply Now →

Full Doc (Conventional)

Traditional investment property loans using W-2 and tax return documentation. Fannie Mae allows up to 10 financed properties.

Best when: You have W-2 income and fewer than 10 financed properties. Conventional investor loans offer the best rates. If you can qualify with full documentation, this should always be your starting point.
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Fix & Flip

Purchase and rehab financing based on ARV (after-repair value) with draws for renovation. Short-term, interest-only structures.

Best when: You're buying a property to renovate and sell within 6-12 months. The loan covers both the acquisition and the rehab costs, and you only pay interest during the hold period, keeping your carrying costs low until you sell.
Apply Now →

Hard Money / Bridge

Short-term, asset-based financing with quick turnaround. Also offering bridge-to-perm exit strategies.

Best when: You need to close fast, like competing against cash buyers, or the property doesn't yet qualify for permanent financing (vacant, needs work, title issues). Get in the door now, refinance into a long-term loan later.
Apply Now →

Foreign National

Investment property financing for non-US citizens. No SSN or US credit history required. Qualify based on foreign assets, income documentation, and down payment (typically 25-30%).

Best when: You're an international investor purchasing US rental property. Whether you're based abroad or in the US without permanent residency, these programs let you build a US real estate portfolio without domestic credit history.
Apply Now →

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Second Liens

Tap your home equity without refinancing your first mortgage.

HELOC

Home Equity Line of Credit, a revolving credit line secured by your home. Draw funds as needed and pay interest only on what you use.

Best when: You need flexible access to funds over time, ongoing renovations, a financial cushion, or covering expenses as they come up. You only pay on what you draw, so it's ideal when you don't need a lump sum all at once.
Apply Now →

Closed-End Second

A fixed-rate, lump-sum second mortgage. Pull equity from your home without refinancing your first.

Best when: You locked in a low rate (2-3%) and don't want to lose it. Get the cash you need on a second lien while your first stays untouched.
Apply Now →

Hey, I'm Tony.

I've lived in Goleta for over 20 years, my wife and I are raising our four kids here, our whole family is part of the local water polo community, and when I can get away, I'm usually out fishing. This is home.

I'm a Mortgage Loan Originator at Barrett Financial Group, which means I don't work for one bank with one set of products. I have access to over 150 wholesale lenders, so I can actually shop your loan and find the best combination of rate, terms, and costs for your specific situation. That's the advantage of working with a broker.

I work with all kinds of borrowers, first-time homebuyers figuring out FHA vs. conventional, self-employed business owners who need a bank statement or P&L program, veterans using their VA benefit, and real estate investors building portfolios with DSCR and bridge loans. If you've got a scenario, I've probably seen something like it before.

I'm licensed for primary residence loans in nine states and can do business purpose loans in most of the country. But the Central Coast is where I know every neighborhood, every nuance, and every shortcut to getting your deal done right.

20+ years in Goleta Father of 4 Water polo family NMLS #293058

Let's Talk

Schedule a Call

Call or text me anytime at (248) 925‑0539. If you're busy, pick a slot below and I'll call you.

Common Questions

Frequently Asked Questions

How long does it take to close a loan?

Most purchase loans close in 21-30 days from a complete application. Refinances can sometimes move faster. DSCR and non-QM loans may take slightly longer depending on the lender, but I'll give you a realistic timeline before you commit so there are no surprises.

What do I need to apply?

It depends on the program. For conventional loans: recent pay stubs, W-2s, tax returns, bank statements, and a credit check. For DSCR loans: the property's rent schedule, your credit, and asset documentation, no income docs at all. For bank statement loans: 12-24 months of statements plus credit and assets. The fastest way to find out is to start an application and I'll tell you exactly what's needed for your situation.

What's the difference between a bank and a broker?

A bank offers you their products at their rates, take it or leave it. As a mortgage broker at Barrett Financial Group, I have access to over 150 wholesale lenders. I shop your loan across all of them to find the best rate, terms, and costs for your specific scenario. Same loan, better deal, because lenders compete for your business instead of the other way around.

Do you charge origination fees?

My compensation structure varies by loan. In many cases, the lender pays my fee (lender-paid compensation), which means no out-of-pocket origination cost to you. I'll break down the full cost picture, including lender fees, third-party costs, and my compensation, before you commit to anything.

What credit score do I need?

It depends on the program. Conventional loans typically want 620+, FHA goes down to 580 (or 500 with 10% down), and DSCR programs generally start at 660-680. But credit score is just one piece, I've closed loans for borrowers across the full spectrum by matching them to the right program. Don't assume you don't qualify before we talk.

Can you do loans outside of California?

Yes. I'm licensed for primary residence loans in Arizona, California, Illinois, Michigan, Minnesota, New Hampshire, New Jersey, Texas, and Washington. For business purpose loans (investment properties), I can originate in most states nationwide. If you have a deal somewhere, let's talk, I can probably help.

What's a DSCR loan?

DSCR stands for Debt Service Coverage Ratio. It's a loan program for investment properties where you qualify based on the property's rental income, not your personal income. If the rent covers the mortgage payment (a DSCR of 1.0 or higher), you qualify. No tax returns, no W-2s, no employment verification. You can close in an LLC. It's the most popular program among serious real estate investors. Full details here.

Do I need to apply before I can talk to you?

No. Call or text me right now at (248) 925‑0539 with any questions. I'm happy to talk through your situation, run some numbers, and help you figure out which program makes sense before you fill out a single form. No application, no commitment, no pressure.

Your Local Mortgage Expert on the Central Coast