Process · August 24, 2026
Debt-to-Income Explained: The Number That Decides Your Approval
How underwriters calculate DTI, which debts count, and the fastest levers to move it before you apply.
#1 mortgage lender — per me and my customers
Buy, refi and tap equity — with confidence.
I'm Dominic Kramer, Your Money Guy at Rate. You could be pre-approved in five minutes, and my average loan closes in 15 days or less. Real numbers, straight answers, no runaround.
- 50
- States licensed
- 5 min
- To pre-approval
- ≤15
- Days to close
- 10+
- Loan programs
Pre-approved in 5 minutes
Rate's digital application reviews credit, income, and assets up front — so your offer holds up.
Every program under one roof
Conventional, FHA, VA, USDA, jumbo, ARM, HELOC, reverse, DSCR. The right structure, not the default one.
All 50 states
Licensed nationwide, so a move across state lines doesn't mean starting over with a new lender.
15 days or less
Average loan closed in 15 days or less — without cutting corners on underwriting.
Buy a home
Keys, faster
From the search to the final signature, one seamless experience with a pre-approval sellers respect.
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Refinance
Save more, stress less
Committing to a home doesn't mean settling for a high rate. We time it and run the break-even math.
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Tap equity
Unlock your home's value
Renovations, debt consolidation, or a cash cushion — without giving up a great first-lien rate.
Learn moreThis week in mortgages
HELOC pricing keeps improving while purchase demand stays steady
Updated August 24, 2026 — refreshed weekly with what's actually moving pricing and programs.
See Rate tools & full update- HELOC rates have come down — several clients are now pulling equity instead of refinancing a low first-lien rate.
- Purchase pre-approvals are closing at an average of 15 days or less, so short contract timelines are workable.
- Fixed-rate quotes remain highly credit- and LTV-sensitive: a 20-point score move can change pricing materially.
- Sellers are engaging on concessions again, which makes a temporary rate buydown worth pricing on most offers.
Loan programs
Financing for every stage of ownership
Home Purchase
Buy with a plan, not a guess.
Details
Refinance (Rate & Term)
Lower the rate, shorten the term, or both.
Details
Cash-Out Refinance
Put built-up equity to work.
Details
FHA Loans
Flexible credit, low down payment.
Details
VA Loans
The strongest benefit in lending.
Details
USDA Rural Loans
Zero down outside the metro core.
Details
The process
Four steps, no mystery
- 01
Twenty-minute call
Goals, timeline, and the numbers you're working with. No credit pull required to start.
- 02
Documented pre-approval
Full review of income, assets, and credit, then a letter your agent can attach to an offer.
- 03
Program comparison
Side-by-side payment, cash-to-close, and lifetime-cost scenarios so the choice is yours.
- 04
Close and stay in touch
Clear milestones through underwriting, plus an annual check-in on rate and equity.
Guides & tools
Tools you can use right now
Pre-approval in as little as 5 minutes
A digital application reviews credit, income, and assets up front and returns a real pre-approval — not an estimate.
Start with meHELOC — funds in as few as 5 days
Tap home equity for renovations, debt consolidation, or a cash cushion without touching your first mortgage rate.
See equity optionsLoan types explained
Conventional, FHA, VA, USDA, jumbo, ARM and more — every program I originate, explained in plain English.
Browse loan typesFrom the blog
Plain-English mortgage reading
Investing · August 24, 2026
Financing Your First Rental: DSCR, Reserves, and Real Returns
Investment loans price differently, require more down, and judge the property as much as the borrower. Plan for all three.
Refinance · August 24, 2026
HELOC vs Cash-Out Refinance: Which Tool Fits the Job
If your first mortgage rate is low, refinancing to access equity can be the expensive option. A second lien is often better.
Ready for a straight answer on your numbers?
A twenty-minute call gets you a real payment range, a cash-to-close figure, and a plan for what comes next.