Mike, I live in Loomis and you can contact me through my profile on Zillow we are not allowed to post our numbers here. I can meet face to face if that helps.Thanks Todd
One pre-approval is all you need but shop rates because all lenders are not equal, The Zillow Mortgage Market is a great place to start.
Look to see if there is a First Time home buyer class available in your area, they are wealth of knowledge and sometimes required for programs that can help with down payment and closing cost assistance if you qualify.Todd
If your pay is salary you can use current income to qualify for loan, if you are paid commission or tips then income would have to be averaged. If you need more info you can contact me anytime.Todd
Portfolio lending is starting to come back into the market but normally requires a large down payment, it would help to know what state the property is located in. I know of several lenders in CA that have 12 months bank statement programs or asset depletion ect.Todd
Credit Union's are great for small loans might want to call your local CU
Raise the loan amount up to 100,000 to get quotes most lenders will not quote loans that small but will still close loans that small.
Freddie Mac direct seller should be able to help, check Freddie Mac website for approved lenders in your area the LTV is unlimited.
Lenders have to hedge the locks that they take so they don't like to lower the rate once locked. If you get a GFE from another lender they may be more willing to work with you but if the appraisal has been done you might have to get a new one at your cost.
Spousal support can be counted if court ordered and will continue for three years. Debt to income is based on income before taxes are taken out so divide all house payments,taxes,HOA dues (if any), insurance and all installment and revolving debt by the gross income. If you qualify for a HARP mortgage than 50% DTI may be possible. If you have any further questions please contact my through my profile on Zillow.