How to Partner Smarter: The Hidden Steps Buyers Don’t See – How Pre-Approvals Really Work
Why “Pre-Approved” Doesn’t Always Mean Ready to Buy
If you’re a homebuyer or Realtor in Alabama – you’ve likely heard, “Just get pre-approved before you start shopping.”
But here’s the truth: not all pre-approvals are created equal.
At the Edwin Mortgage Team at Edge Home Finance, we call it Partnering Smarter. A real pre-approval isn’t just a letter – it’s a strategy. It’s the difference between an offer that looks good on paper and one that actually closes smoothly.
Let’s pull back the curtain on what really happens behind the scenes of a strong pre-approval, and how it can make or break your next deal.
The Hidden Steps Buyers Don’t See
Many people think the pre-approval process is just a quick credit pull. In reality, that’s only step one.
A solid mortgage pre-approval involves several key components that help determine not only if a buyer qualifies — but how competitive their offer will be.
1. Income & Employment Analysis
Before you even make an offer, our team verifies your income documentation:
- Pay stubs and W-2s for traditional employees
- Tax returns or bank statements for self-employed borrowers
- 1099 income for contractors and gig workers
We analyze consistency, stability, and qualifying income ratios — not just what’s printed on the paystub.
2. Debt-to-Income (DTI) Calculation
Lenders use your DTI ratio to understand your financial comfort zone.
Our goal? To find a balance that fits your budget, not just what you technically qualify for.
3. Credit Review & Loan Matching
Your credit score helps determine not just your rate, but also which loan programs fit best:
- FHA & VA loans (down to 500 credit score)
- USDA for eligible rural buyers
- Conventional for buyers with strong credit
- Jumbo, Investor, and ITIN options for unique situations
Each loan type has its own income and asset verification standards — and we make sure every box is checked.
4. Underwriting-Level Verification (The Secret Sauce)
Here’s what separates a quick pre-approval from a winning one:
We send income and assets for review by underwriting before your offer goes out.
That means when you submit a contract, the listing agent and seller know your financing is already verified — not just estimated.
Partner Smarter Tip: Always ask your buyer’s lender, “Has underwriting reviewed income and assets yet?”
If the answer is yes, your offer is already stronger.
Why This Matters for Realtors and Buyers Alike
For Realtors:
- Fewer last-minute surprises
- Faster closings
- Stronger offers in competitive markets
- Confidence that your buyer’s financing is rock-solid
For Buyers:
- Real clarity on your budget
- Ability to shop with confidence
- Faster approval once under contract
- Reduced stress when time matters most
When Jammi Cash and Nathan Jordan issue a pre-approval letter, it carries weight.
Listing agents in Alabama and beyond know – when it comes from the Edwin Mortgage Team, it’s real.
Real-Life Example: The Edwin Advantage
Recently, one of our Oxford buyers was competing with four offers.
Our verified pre-approval (income reviewed by underwriting) helped their Realtor prove financial readiness — and they won the deal, even without being the highest bidder.
That’s the power of partnering smarter.
How to Start Your Pre-Approval Process (Step-by-Step)
- Connect with our team – Call, text, or apply securely online.
- Submit key documents – Income, assets, and ID verification.
- We analyze & verify – Real underwriting review when needed.
- Get your true pre-approval letter – Ready to win in any market.
Whether you’re buying your first home, upgrading, or investing, our team guides you every step of the way — with local service backed by Edge Home Finance, the nation’s largest VA mortgage broker.
About the Edwin Mortgage Team at Edge Home Finance
We’re Jammi Cash and Nathan Jordan, a husband-and-wife mortgage team proudly serving Alabama, Georgia, and Florida from our office at:
7 Snow Street, Oxford, AL 36203
With Edge Home Finance (NMLS #891464) – home to over 1,000 loan officers nationwide — we combine local care with national strength.
We specialize in:
- FHA & VA (down to 500 credit score)
- Conventional, USDA & Jumbo loans
- ITIN & Foreign National programs
- Self-Employed: Bank Statement & 1099 options
- Investor loans: Fix & Flip, DSCR, No-Income Primary
We believe Realtors deserve a lending partner who communicates clearly, solves problems fast, and helps you close more deals with confidence.
Let’s Partner Smarter.
Contact the Edwin Mortgage Team at Edge Home Finance today.
Jammi Cash – NMLS #1930614 | Loan Coordination & Client Updates
Nathan Jordan – NMLS #2670112 | Client Relations & Partnerships
FAQ: Mortgage Pre-Approvals
Q1: How long does a mortgage pre-approval take?
Most pre-approvals can be issued within 24–48 hours, depending on how quickly documents are provided. Full underwriting verification may take slightly longer but adds major strength to your offer.
Q2: Does getting pre-approved hurt my credit score?
A single credit inquiry typically has a minimal impact (often less than 5 points). The benefits of a verified pre-approval far outweigh the minor score dip.
Q3: Can self-employed buyers get pre-approved?
Absolutely. We specialize in helping self-employed buyers through bank statement and 1099 programs, ensuring income is calculated accurately and fairly.
Q4: What’s the difference between pre-qualification and pre-approval?
Pre-qualification is an estimate based on self-reported data. Pre-approval involves document review, and underwriting verification — it’s the stronger option.
Q5: Is a pre-approval valid for all loan types?
Each loan type (FHA, VA, Conventional, etc.) has unique criteria. We’ll match you to the best program for your goals and review it thoroughly before approval.
