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Sophia Warner's Blog

Straight answers on buying, qualifying and choosing a loan in San Diego County.

Type · 4
Comparison (2)How-to (3)Q&A (5)Options (2)Program guide (2)Story (2)Local guide (2)Market update (2)
Clear
People packing moving boxes in a bright living room with windows and a couch.
BuyingQ&A8 min read

Seller-paid 2-1 buydown: what it changes and what it doesn't

How a seller-paid 2-1 buydown steps up over three years, what each loan program lets a seller pay, and why it won't help self-employed income qualify.

Sophia WarnerSenior Loan Officer
Two people sit at a table in a warmly lit room during an evening conversation.
Loan optionsHow-to11 min read

Removing PMI from a conventional loan: a step checklist

A five-step checklist for dropping PMI on a conventional loan: find your CFPB 80% and 78% marks, ask in writing, weigh an appraisal and confirm it stopped.

Sophia WarnerSenior Loan Officer
Two people stand on a driveway viewing residential homes in daylight.
San DiegoLocal guide10 min read

Closing costs in San Diego County: who usually pays what

A who-pays-what table for San Diego County closing costs, seller-credit limits by loan type, CalHFA help, and cash-to-close planning for self-employed buyers.

Sophia WarnerSenior Loan Officer
A large modern home of glass, cedar and stone glowing at dusk behind a long reflecting pool and planted terraced garden.
Self-employedQ&A7 min read

Why your lender asks about large deposits

Fannie Mae's 50% large-deposit rule, when a purchase needs a paper trail, what a gift letter must say, and how self-employed buyers can plan ahead.

Sophia WarnerSenior Loan Officer
Two people view a multi-story condo building with landscaped grounds in bright daylight.
BuyingComparison10 min read

Condo vs townhome: how HOA dues change what you can borrow

How HOA dues shrink your buying power, a condo vs townhome table, and how self-employed California buyers can compare total payments before making an offer.

Sophia WarnerSenior Loan Officer
A shingled craftsman house with a stone-pier porch and swing at evening before layered ridges.
Self-employedQ&A7 min read

Do lenders re-check self-employed income before closing?

Lenders re-check your job or business before closing. What self-employed buyers in escrow should hold steady, what can stop a loan, and who to ask first.

Sophia WarnerSenior Loan Officer
A shingled home with a garage and a small detached workshop on a lawn at golden hour.
QualifyingQ&A6 min read

Student loans in your DTI: each loan type has its own rule

FHA, VA, conventional and USDA loans can count an income-driven student loan payment differently. See what goes into DTI and what to ask each lender.

Sophia WarnerSenior Loan Officer
A brick ranch home with a small porch and beds of hydrangea and lavender in warm evening light.
QualifyingHow-to11 min read

Tax season mortgage papers: which year the lender reads

A six-step tax-season checklist for self-employed buyers: which year the lender reads, returns or transcripts, Form 4506-C, bank statements and Loan Estimate.

Sophia WarnerSenior Loan Officer
A weathered gray-shingled Cape Cod cottage with white trim and a paneled front door, blue hydrangeas along the foundation and a maple in low morning sun.
Self-employedLocal guide10 min read

East County for self-employed buyers: limits, taxes, older homes

What self-employed buyers priced out of the coast should line up before an East County offer: 2026 loan limits, income proof, county property tax rules and older-home checks.

Sophia WarnerSenior Loan Officer