For Lowcountry Real Estate Agents
You get the contract signed. Getting it closed is on me. Once your buyer is under contract, I run the loan side of the deal: the timeline, the appraisal, the closing attorney, the insurance, and the association, with an update to both agents every week.
I'm a mortgage broker, not a call-center loan officer. I shop the market for your buyer, and I show up at the table.
More loan and lender options than a single bank can offer. I shop more than 150 wholesale lenders to find the best rate and program fit for each buyer, instead of offering whatever one institution has on the shelf that week.
Fast, on-time closings that protect your deal. When a deal needs to move quickly, whether it's a tight contract deadline or a builder's lender falling through, I have a track record of getting it done.
I attend closings in person, so your client is never on their own. If something needs to get resolved the same day, I'm already in the room.
Non-warrantable condos, jumbo, DSCR, cost segregation and short-term rental financing. I place the buyers most brokers turn away. If your buyer doesn't fit a standard box, I still have a program for them.
Once your buyer is under contract, I run the loan side so you can get back to selling. The short version:
My average time from contract to close is 21 days.
Every stage in detail, a deal that was saved in underwriting, and eight questions to ask any lender are in Your Lender Should Be the Quarterback: What Lowcountry Agents Should Expect From Contract to Close.
Your name goes on the offer next to my letter, so I treat it that way.
A quick-reference guide to the loan programs I use to get Lowcountry buyers approved, including the ones most banks turn away.
| Program | Down | Min FICO | Loan Limit | Best Fit |
|---|---|---|---|---|
| Conventional | 3%* | 620 | $832,750 | Strong financial profiles; investors 15% down |
| FHA | 3.5%** | 580 | County Limit | Lower credit or past setbacks; no score OK** |
| VA | 0% | N/A | $4M | Active duty, veterans, reserve & surviving spouses |
| USDA | 0% | 500 | County Limit | Rural buyers; income limits apply |
| Jumbo | 10% | 700 | $3M | Luxury homes above the conforming limit |
| Program | Down | Min FICO | Loan Limit | Best Fit |
|---|---|---|---|---|
| Bank Statement | 10% | 640 | $3M | Self-employed; qualifies off bank statements |
| Profit & Loss | 10% | 640 | $3M | Self-employed; qualifies off YTD P&L only |
| Condotels | 20% | 680 | $1.5M | Non-warrantable condos, common on HHI |
| Foreign National | 25% | 700 | $1M | Non-U.S. citizen buyers or investors |
| Asset Depletion | 10% | 600 | $3M | Qualifies off assets, not employment income |
| Rental / DSCR | 15% | 620 | $3M | Investors; qualifies off the property's rental income |
| Fix & Flip | 15% | 620 | $10M | Short-term purchase & rehab financing |
*For first-time homebuyers; investors require 15% down minimum. **500-579 FICO requires 10% down.
Refinance (rate/term or cash-out) and HELOC are also available for existing homeowners. See the listing side section below for how a HELOC can help your sellers.
Two things worth a call before, or while, a home is on the market.
I'll put together a net sheet and payment comparison that shows buyers what a seller-paid rate buydown does for them compared with a price cut.
This is one you can flag for sellers early, before the home ever hits the market.
If a client sets up a HELOC while they still own and occupy the home, before it's listed, they get access to the same equity for a fraction of the cost. Most lenders won't approve a HELOC once a home is on the market, so timing is everything, and it's something an agent is well positioned to flag before the "For Sale" sign goes up. More detail is in Buy Before You Sell Without a Bridge Loan.
Figures are illustrative estimates for discussion purposes only. Actual rates, fees, and terms vary by lender, credit profile, property, and market conditions. Ask me for the one-page printable version of this comparison to hand to sellers directly.
Two calculators live on the site that your buyers can use themselves, no login required.
Monthly payment, affordability, and refinance savings. Good first step for any buyer still running numbers.
thenopaynebroker.com/calculator →Full cash flow, cost segregation depreciation, and 5-year return breakdown for short-term rental buyers. Downloadable PDF report.
thenopaynebroker.com/str-calculator →The full article behind the STR calculator: cost segregation, bonus depreciation under OBBBA, real Hilton Head examples.
Read the guide →Articles written for Lowcountry buyers. Send the one that fits your client.
Warrantable and non-warrantable condos, condotels, regime fees, and what the association documents mean for the loan.
Buying a Condo on Hilton Head Island →The 4% vs. 6% property tax rule, and how second home financing differs from a primary residence.
The 4% vs. 6% Rule →DSCR loans that qualify on the property's rent, with Hilton Head and Bluffton examples and the short-term rental rules by town.
DSCR Loans in the Lowcountry →Bank statement and other programs for buyers whose tax returns don't show what they really earn.
Bank Statement Loans →VA, FHA, and USDA loans, including the zero-down options most buyers overlook.
VA Loans →Whether to use the builder's lender in Hardeeville and Okatie, and how financing works in Sun City.
Builder's Lender or Not →The short version, from the first introduction to the closing table.
Text, call, or email an introduction. I reach out to the buyer directly, usually the same day. It doesn't have to be a new file, either. If your buyer already has a lender and you want a second look at the numbers or the approval, email it over and I'll tell you what I see.
I run full underwriting up front so the pre-approval letter you get actually means something when it's time to write an offer.
No hand-off to a processing team you can't reach. I stay the point of contact from application through closing, including for the status updates you need for your file.
I attend closings in person to make sure nothing gets stuck at the finish line.
I work with real estate agents across the South Carolina Lowcountry and in Savannah. I'm licensed in South Carolina, Georgia, and Virginia, so I can also help when your buyer or your referral is crossing a state line.
Area guides: Beaufort neighborhoods and how financing changes by area, living in Oldfield, and moving to the Lowcountry.
From buyers and investors I've closed for. More on the reviews page.
"I still can't believe we closed in 20 days from accepted offer. Brad recommended a great mortgage option, stayed on top of every detail, and even attended our closing meeting to make sure everything went smoothly."
"Brad should be everyone's go-to for lending in Beaufort County. I had to close on a villa in Hilton Head very quickly and he got me approved in record time. He attended the closing just to be sure."
"We are investors always looking for partners who understand unique mortgage products. Brad is efficient, communicative, and closed in about 30 days on a very unique deal. Has become a valued advisor."
Ask any lender these before you hand over a client. Here are my answers.
Pre-approvals. I review income, assets, and credit up front, before the letter goes out, so the letter you attach to an offer is not a phone estimate.
My average time from contract to close is 21 days. The timeline varies with the loan program, the property, and how quickly documents come back.
Both agents get a scheduled update every week, whether or not anything changed. You also hear about each milestone the day it happens: appraisal ordered, appraisal in, conditional approval, and clear to close.
Yes. Both sides get the same updates. When your offer is competing, I'll also call the listing agent and tell them how solid the file is.
It's rarely the end of the deal. I shop more than 150 wholesale lenders, so I can usually move the loan to a program that fits. You'll hear about the problem the day it surfaces, along with the options.
Yes. Email the numbers or the approval to Brad@TheNoPayneBroker.com and I'll tell you what I see.
Yes. Offers get written on nights and weekends, so I'm reachable then too. Call or text (404) 398-9991.
Yes, I attend closings in person.
Conventional, FHA, VA, USDA, and jumbo loans, plus bank statement, profit and loss, asset depletion, DSCR, condotel, foreign national, and fix and flip financing.
Hilton Head Island, Bluffton, Beaufort, Port Royal, Okatie, Hardeeville, and Sun City in South Carolina, plus Savannah, Georgia. I'm licensed in South Carolina, Georgia, and Virginia.
A buyer who's just getting started, an offer going in this weekend, or a contract where the other lender has gone quiet. Call or text me directly. No call center, no waiting on hold.
This page is general information for real estate professionals and is not a commitment to lend. Program minimums, loan limits, and guidelines vary by lender and change without notice. Closing timelines are averages and vary with the loan program, the property, and how quickly documents come back. All loans are subject to underwriting approval. Brad Payne NMLS #2366717 · Empire Home Loans NMLS #1839243 · Equal Housing Lender · Licensed in SC, GA & VA.