Question 1

What does Options Home Loans charge per loan?

Accepted Answer

Options Home Loans LLC is a licensed mortgage broker. As a broker, we are compensated by the lender — not by charging you a separate broker fee on most transactions. Our compensation structure is disclosed upfront in your Loan Estimate. We shop multiple lenders to find you the best rate and terms, which often results in a lower cost than going directly to a single bank.

Question 2

How many states is Options Home Loans licensed in?

Accepted Answer

Options Home Loans LLC is currently licensed to originate mortgage loans in California. We serve borrowers throughout Southern California including Orange County, Los Angeles, San Diego, and the Inland Empire. NMLS #2221613.

Question 3

Who is the loan officer at Options Home Loans?

Accepted Answer

Options Home Loans LLC is led by Kevin Vu, a licensed mortgage broker based in Irvine, CA. Kevin works directly with each borrower — you will not be handed off to a call center or junior processor. You can reach Kevin at (949) 939-1622 or kvu@optionshomeloans.com.

Question 4

Is Options Home Loans a bank or a broker?

Accepted Answer

Options Home Loans LLC is a licensed mortgage broker, not a bank. As a broker, we work with a network of wholesale lenders to find the best rate and program for your situation. This gives you access to more options than a single bank can offer.

Question 5

What is the NMLS number for Options Home Loans?

Accepted Answer

Options Home Loans LLC NMLS number is 2221613. You can verify our license at the NMLS Consumer Access website at nmlsconsumeraccess.org.

Question 6

What types of mortgage loans does Options Home Loans offer?

Accepted Answer

We offer conventional, FHA, VA, bank statement (self-employed), investor DSCR, and complex income mortgage programs. Whether you are a first-time buyer, a veteran, a business owner, or a real estate investor, we have a program designed for your situation.

Question 7

Can I get a mortgage if I am self-employed?

Accepted Answer

Yes. We offer bank statement loan programs that use 12 or 24 months of bank deposits to calculate qualifying income instead of tax returns. This is ideal for business owners, 1099 contractors, and commission earners whose tax returns show write-offs that reduce their qualifying income on paper.

Question 8

Do you offer VA loans for veterans in California?

Accepted Answer

Yes. We offer VA purchase and refinance loans for eligible veterans, active-duty service members, and surviving spouses in California. VA loans offer zero down payment, no private mortgage insurance, and competitive interest rates.

Question 9

What is a DSCR loan and who is it for?

Accepted Answer

A DSCR (Debt Service Coverage Ratio) loan is a mortgage for real estate investors that qualifies based on the rental income of the property rather than the borrower's personal income or tax returns. It is ideal for investors with multiple properties, high write-offs, or complex personal income situations.

Question 10

What is the minimum credit score to get a mortgage?

Accepted Answer

Minimum credit score requirements vary by program. Conventional loans typically require 620 or higher. FHA loans allow scores as low as 580 with 3.5% down, or 500 with 10% down. VA loans have no official minimum but lenders typically look for 580+. Bank statement and DSCR programs vary. Contact us for a free scenario review.

Question 11

Can I get a mortgage with a recent job change?

Accepted Answer

In many cases, yes. A recent job change does not automatically disqualify you. If you stayed in the same field or received a promotion, lenders often accept the new income. New employment with an offer letter can qualify in some programs. We review each scenario individually.

Question 12

How do I get pre-qualified for a mortgage?

Accepted Answer

You can get pre-qualified by submitting our online inquiry form at optionshomeloans.com/contact, calling (949) 939-1622, or starting your application at our secure online portal. Pre-qualification is free and typically does not require a hard credit pull.

Question 13

How long does it take to close a mortgage loan?

Accepted Answer

Most purchase loans close in 21 to 30 days from the time a complete application is submitted. Refinances can take 21 to 45 days depending on the program and lender. Complex income or non-QM programs may take slightly longer. We communicate timelines clearly at the start of every transaction.

Question 14

What documents do I need to apply for a mortgage?

Accepted Answer

Standard documents include two years of W-2s and tax returns, one month of recent pay stubs, two months of bank statements, a government-issued ID, and information about the property. Self-employed borrowers substitute tax returns with 12 or 24 months of bank statements. We provide a complete checklist after your initial consultation.

Question 15

Will applying for a mortgage hurt my credit score?

Accepted Answer

A pre-qualification typically uses a soft pull that does not affect your score. A full application requires a hard inquiry, which may lower your score by a few points temporarily. Multiple mortgage inquiries within a 14 to 45 day window are typically treated as a single inquiry by credit scoring models.

Question 16

What mortgage rates does Options Home Loans offer?

Accepted Answer

Mortgage rates change daily based on market conditions. As a broker, we shop multiple wholesale lenders to find competitive rates for your specific scenario. The best way to get an accurate rate is to submit a loan inquiry or call (949) 939-1622 for a personalized quote.

Question 17

What are typical closing costs on a mortgage in California?

Accepted Answer

Closing costs in California typically range from 2% to 5% of the loan amount and include lender fees, title insurance, escrow fees, prepaid interest, and property taxes. Some programs allow seller concessions or lender credits to offset closing costs. We provide a detailed Loan Estimate early in the process so there are no surprises.

Question 18

Can I roll closing costs into my mortgage?

Accepted Answer

In some cases, yes. Lender credits allow you to accept a slightly higher interest rate in exchange for the lender covering some or all closing costs. On refinances, closing costs can sometimes be rolled into the new loan balance. We walk through all options during your consultation.

Frequently Asked Mortgage Questions

About Options Home Loans

Loan Programs

The Process

Rates & Costs

Still Have Questions? Talk to a Loan Specialist.