Frequently Asked Questions
Frequently Asked Questions
Straight answers from a Charleston mortgage broker — no call centers, no scripts.
Mortgage Brokers vs. Lenders
What's the difference between a mortgage broker and a lender?
A lender — a bank, credit union, or direct lender — can only offer you the loan products on its own shelf, at its own rates. A mortgage broker doesn't lend money directly. Instead, we shop your loan across a network of wholesale lenders and negotiate on your behalf, then present you with the options that actually fit your situation.
Why choose a broker over going straight to a bank?
We're not locked into one lender's rate sheet, we can compare pricing across multiple wholesale lenders — including the same ones that fund loans for big retail banks, but without the retail markup. More competition for your loan generally means better rates, lower fees, and more program options. And we're typically able to close in under 18 days.
Does working with a broker cost more?
No. You pay for a mortgage one time regardless of where it comes from. Wholesale lenders pay us for originating the loan, which means you get access to the wholesale market at no added cost. We're always upfront about every fee before you commit to anything, and we'll walk you through your Loan Estimate line by line.
Who actually funds my loan?
The wholesale lender we place your loan with makes the credit decision, and their name (along with ours) appears on your loan documents. You'll see exactly which lender you're working with before you commit. The difference is you have an independent expert comparing options for you first, rather than being limited to whatever one lender happens to offer.
Loan Programs We Offer
What loan programs do you offer?
We offer Conventional, FHA, VA, and Jumbo loans, plus investment property financing including DSCR loans. For self-employed borrowers and investors, we specialize in Non-QM and Bank Statement loans that qualify you on real-world income rather than tax returns. We also handle rate-and-term and cash-out refinances.
What is a DSCR loan?
DSCR (Debt Service Coverage Ratio) loans qualify the property on its rental income instead of your personal income. No W-2s, no tax returns, no employment verification. It's built for real estate investors who want to scale a portfolio without their personal finances being the limiting factor.
What credit score do I need?
Most Conventional loans require a 620 minimum credit score, and FHA loans can work with scores as low as 580 in many cases. Jumbo and Non-QM programs have their own thresholds. The best move is a quick conversation — we can look at your full picture and tell you honestly what you qualify for, and what steps would strengthen your application.
How much do I need for a down payment?
That depends on your loan program. FHA loans allow down payments as low as 3.5% and Conventional loans can go as low as 3% for qualified first-time buyers. VA loans for eligible veterans require no down payment at all. Private investors (non-agency mortgages) typically need 15-25% down depending on the program.
I'm self-employed and write off a lot on my taxes. Can I still qualify?
They can. That's exactly why we specialize in Non-QM and Bank Statement loans — instead of tax returns, we can qualify you on 12 or 24 months of bank deposits, business revenue, or your assets. Your tax return shows your accountant's work, not your actual financial picture.
Working With Leeward Point
Will I be handed off to someone else after I apply?
You work with us directly. From your first conversation to closing day, you have one point of contact who knows your file, answers your questions, and keeps things moving. No call centers, no handoffs to a processor you've never met, no wondering where your loan stands.
Where are you located, and how do I reach you?
Our office is at 215 E Bay St, Suite 203E in downtown Charleston. We're available Monday through Sunday, 8am to 8pm EST, and we offer both in-person and virtual appointments. Call us at (843) 203-4578 or send a message through our contact page.
How experienced is your team?
Very. Our team has been part of more than 3,500 loan closings over 14+ years in the industry. That experience means we anticipate issues before they become delays — and we average under 18 days to close.
How do I get started?
It starts with a free consultation — a conversation about your goals, your finances, and what you're trying to accomplish. From there we can get you pre-approved so you can shop with confidence, then we handle the loan process end to end and keep you updated at every step. Call (843) 203-4578 or use the contact form to get started.
Should I get pre-approved before I start house hunting?
Most people start with pre-approval. It tells you exactly what you can afford, strengthens your offer in competitive markets, and speeds up your closing once you're under contract. If a Realtor referred you, we already have a process built for that — visit our Realtor referral page.
Where We Lend
What areas do you lend in?
We lend throughout South Carolina, with deep local expertise in the Charleston metro and Lowcountry — including Downtown Charleston, West Ashley, Mount Pleasant, Daniel Island, James Island, Johns Island, North Charleston, Sullivan's Island, Isle of Palms, Folly Beach, Kiawah Island, Seabrook Island, Dewees Island, Awendaw, Wadmalaw Island, Summerville, Goose Creek, and Moncks Corner.
Do you only work with borrowers in Charleston?
Our home base is 215 E Bay St, Suite 203E in downtown Charleston, but we lend across the entire state of South Carolina. If you're buying anywhere in the Lowcountry — or anywhere else in SC — we can help.
Do you handle waterfront and barrier island properties?
Yes. Coastal and barrier island properties come with their own considerations — flood zones, wind and hail insurance, HOA and regime fees — and we know how to structure loans around them. Waterfront homes on Sullivan's Island, Kiawah, or Folly Beach are markets we work in every week.
Don't see your question here? We're happy to answer it directly. Contact us or call (843) 203-4578 — Monday through Sunday, 8am–8pm EST.
Ready to Talk Through Your Options?
A 15-minute conversation with a broker can tell you more than hours of searching online.