Mortgage Questions, Answered
Straight answers to the questions buyers actually ask.
Plain-English answers from Brooke Gagliardi, a residential mortgage lender and the founder of Bank on Brooke, serving Oklahoma and six more states.
What is a physician loan, and who qualifies?
A physician loan is a mortgage built for doctors and dentists that allows little to no down payment, no private mortgage insurance, and flexible treatment of student debt. It is designed for early-career physicians whose income and savings have not yet caught up to their earning potential. Qualifying borrowers typically include MDs, DOs, DDS, and DMD professionals, and some programs extend to residents, fellows, and other high-earning practitioners. Brooke structures physician loans for buyers across all seven states she serves.
Can physicians buy a home with student loan debt?
Yes. Physician loan programs often exclude or heavily discount student loan payments when calculating what you can afford, which is the single biggest reason doctors use them instead of a standard mortgage. Where a conventional loan might count your full student loan payment against you, a physician program can look at your actual or income-driven payment, or set it aside entirely. That difference can be the deciding factor in qualifying for the home you want.
What is a jumbo loan, and when do I need one?
A jumbo loan is a mortgage for an amount above the conforming loan limit set each year, used for higher-priced and luxury homes. When a purchase price pushes the loan beyond that limit, it cannot be sold to Fannie Mae or Freddie Mac, so it follows jumbo guidelines instead, usually with stronger credit, reserve, and documentation requirements. Brooke handles jumbo financing for move-up and luxury buyers and guides them through the sharper underwriting these loans involve.
Can I get a mortgage if I am self-employed?
Yes. Self-employed buyers, business owners, and 1099 earners can absolutely qualify, often through programs designed specifically for non-traditional income. Traditional loans rely on tax returns that may understate what you really earn after write-offs. Brooke works with self-employed borrowers to find the right structure, including bank-statement programs that qualify you on deposits rather than tax-return income.
What is a bank statement loan?
A bank statement loan qualifies a self-employed borrower using 12 to 24 months of bank deposits instead of tax returns. It is built for entrepreneurs and business owners whose tax filings, after deductions, do not reflect their true cash flow. Instead of W-2s and returns, the lender reviews consistent deposit history to determine income. It is one of the most useful tools for self-employed buyers who have been told they do not qualify elsewhere.
What is a one-time-close construction loan?
A one-time-close construction loan combines the financing for building a home and the permanent mortgage into a single loan with one closing. Instead of closing once for construction and again for the mortgage, you close once, draw funds as the home is built, and the loan automatically converts to your permanent mortgage when construction finishes. That means one set of closing costs and one approval, which removes a major source of stress from building.
How does buying a new home while selling my current one work?
It comes down to timing and equity, and there are several ways to bridge the two so you are not forced to move twice. Depending on your situation, that can mean using the equity in your current home, structuring offers so the timelines line up, or financing that does not require the sale to close first. Brooke maps the move-up plan with you up front so the equity, timing, and financing fit together cleanly.
How soon should I get pre-qualified for a mortgage?
Sooner than most people think. Getting pre-qualified early gives you a clear budget, makes your offer stronger, and removes the scramble once you find the right home. There is no cost and no obligation, and it is the step that turns "I am thinking about it" into a real plan. Brooke often gets buyers a clear picture in a single conversation.
Does getting pre-qualified affect my credit?
A pre-qualification typically uses a soft credit check that does not impact your score. A hard credit pull happens later, when you move forward with a full pre-approval, and even then multiple mortgage inquiries within a short window count as a single inquiry. Brooke walks you through exactly when and why a credit check happens, so there are no surprises.
What states does Brooke Gagliardi lend in?
Brooke is licensed to lend in seven states: Alabama, Arkansas, Colorado, Kansas, Missouri, Oklahoma, and Texas. She is Oklahoma born and raised and based in the Oklahoma City area, and she works with buyers across all seven states through Flat Branch Home Loans. NMLS #1402950.
How is working with a boutique lender different from a big bank?
With a boutique lender you work directly with one person from the first conversation through closing, instead of being handed between a call center and a rotating cast. Brooke built Bank on Brooke around presence and advocacy: every client gets the same concierge experience, direct access, and a steady hand on the most important financial decision most people make. It is boutique by design, intentional by nature.
What is a DSCR loan for real estate investors?
A DSCR loan qualifies a real estate investor based on the property's rental income rather than personal income. DSCR stands for debt-service coverage ratio, which compares the rent a property brings in against its loan payment. If the income covers the payment, the property can qualify on its own, without tax returns or personal income documentation. It is a powerful tool for investors growing a portfolio.
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This page is general education only and is not a commitment to lend or an offer of any specific rate, program, or term. Loan programs, eligibility, and terms vary by borrower and property and are subject to underwriting approval. Licensed in AL, AR, CO, KS, MO, OK, and TX. Brooke Gagliardi NMLS #1402950. Flat Branch Home Loans NMLS #224149. Equal Housing Lender.