Get your documents in order (weeks 1-2)
Two years of tax returns (ITIN or SSN), pay stubs or income proof if self-employed, 2-3 months of bank statements, and valid ID. With ITIN: a valid passport plus consular ID also works. If you already have everything, this step takes DAYS.
Check your credit (weeks 1-2, in parallel)
Get your free report at annualcreditreport.com. FHA accepts from ~580; conventional from ~620; ITIN varies by lender. If your score already qualifies — we move on. If it needs work (disputing errors, getting cards under 30%), that can add months BEFORE the plan starts — but the plan itself doesn't stretch.
Pre-approval (weeks 2-3)
A lender letter stating how much they'll lend you — and it's FREE. Without it, your offer can't compete. Compare at least 2-3 lenders: the rate difference can be worth thousands. I'll connect you with lenders who do ITIN, FHA and TSAHC daily — answers in 24-72 hours.
Down-payment assistance (week 3)
TSAHC (Texas State Affordable Housing Corporation) offers up to 5% of the loan in assistance if you income-qualify — sometimes as a grant you never repay. Harris and Montgomery County bonds exist too. It's processed alongside pre-approval — no extra time.
The search (weeks 3-6)
This is where I come in with an edge: beyond the MLS, my engine reviews county records weekly and finds homes before they're advertised. We define area, price and priorities — and only tour homes worth your time. With clear criteria, 2-3 weeks is enough.
Offer and inspection (weeks 6-8)
I build your offer on real comparables so you don't overpay. Once accepted, a professional inspector checks EVERYTHING (~$400-500, the best money in the process) in the contract's first week. With the report, we renegotiate repairs or price.
Contract to closing (weeks 8-12)
The loan takes 30-45 days to close: appraisal, title, insurance, conditions. I manage every deadline and explain every document before you sign — never sign anything you don't understand; with me, you won't.
The keys 🔑 (weeks 8-12)
At closing you sign, pay your down payment and closing costs (exact breakdown days before, no surprises)… and the home is yours. Full plan: 8 to 12 weeks — your monthly payment now builds YOUR wealth, not your landlord's.