Questions are part of the process.

Pre-qualification is the early conversation about your income, assets and credit at a high level, so you know roughly where you stand. A full pre-approval goes deeper into documentation, and that's the letter sellers want to see attached to an offer.

A lender. Knowing your real number first keeps you from falling for a house that was never going to work, and it makes your offer stronger when you do find the one.

Not necessarily. Twenty percent is a common assumption, not a rule. What's required depends on the loan program and your situation, and Theresa will walk you through what each option asks of you up front. See Low Down Payment Programs.

Generally income documentation, asset statements and identification, with other items depending on the program and your employment. Theresa gives you a specific list for your situation rather than a generic checklist.

No. Even if you're six months out, a quick review now tells you what to tidy up, and gives you time to actually do it before it matters.

Yes. FHA loans are one of the programs she offers, and she'll explain how they compare to your other options. More on FHA loans.

Often buyers who want a lower down payment or whose credit profile benefits from FHA's more flexible structure. It's a conversation, not a formula, and eligibility depends on the borrower and the property.

Tell her anyway. Theresa would much rather know early so she can point you toward programs that may fit, or give you a plan to improve your position.

When the new structure serves a goal you can name: changing your term, adjusting your payment, consolidating, or accessing equity. If the math doesn't support it, Theresa will tell you. More on refinancing.

FHA loans have their own refinance pathways. Theresa will review your current loan details and explain the options that apply to you specifically.

It depends on your documentation, the property and the program. Theresa gives you a realistic expectation at the start and keeps you updated along the way.

Kansas, Missouri, Nebraska, Arkansas, Tennessee, Texas and Washington.

No. Theresa works with homeowners refinancing as well as buyers purchasing.

The first conversation is about understanding your situation and your options. Costs associated with a loan are disclosed to you in writing as part of the process.

Theresa Rolen holds NMLS #2249004 and works through Copeland Mortgage Co. DBA Summit Lending, NMLS #1850081. You work with one person throughout, not a string of departments.

Send a note through Ask the Huntress or call (913) 705-0049, and Theresa will follow up to talk through your options. Want to run some numbers first? Try the mortgage calculator.