1. Get Pre-Approved
We review your income, credit, and goals upfront. You will know exactly what you qualify for, what your payment looks like, and what documentation you need before you ever tour a house.
I help first-time buyers in Louisiana and Texas cut through the noise, understand their real options, and move forward with confidence.
NAMB Certified
FHA Mortgage Professional
Since 2016
Serving Louisiana and Texas buyers
80% FHA
First-time buyer focus
Family-Run
Charles & Xavier
They think they need 20% down. They think their credit score disqualifies them. They think down payment assistance is free money with no strings attached. By the time they call a lender, they are either discouraged or dangerously overconfident.
My job is not to sell you a loan. It is to give you the real picture so you can make a decision that actually holds up.
The Process
Three clear steps. No surprises. No wondering where your file stands.
We review your income, credit, and goals upfront. You will know exactly what you qualify for, what your payment looks like, and what documentation you need before you ever tour a house.
Text, email, or video update at every milestone. You and your realtor always know where the file stands. No chasing answers. No black holes. Just clear communication from application to closing.
We handle the details, coordinate with all parties, and make sure nothing falls through the cracks. You walk away with keys in hand and a clear understanding of what comes next.
Loan Programs
You do not need perfect credit or a massive savings account. You need someone who knows which program actually fits.
Buy with as little as 3.5% down. Flexible credit requirements. This is the program that gets most Louisiana and Texas first-time buyers into their first home.
No down payment. No PMI. Many parishes within 50 miles of New Orleans qualify. If you are buying in an eligible area, this is often the cleanest path.
Not sure where to start? We will walk through your situation, explain what you actually qualify for, and build a plan even if you are not ready to buy today.
About Charles
I started in mortgage back in the late 1990s after selling Ford vehicles. No formal training, no big institution backing me. Just figured it out as I went, made every mistake you can make, and learned what actually matters to buyers.
I opened my own shop in the early 2000s, left during the crash, and came back in 2016 with a clearer head and a real mission. Today my son Xavier and I run a lean operation built on one thing: communication. If you work with us, you will know where your file stands at every single step. No surprises. No chasing answers.
I specialize in FHA because that is what gets Louisiana and Texas first-time buyers into homes. I do USDA because zero-down options matter here. And I tell the truth about down payment assistance because pretending every program is a good fit is how buyers get hurt.
I am winning.
Not because every day is easy. Because I keep showing up for buyers who need someone they can trust.
Why Work With Me
Text, email, or video update at every milestone. You and your realtor always know where the file stands. No chasing. No wondering. Just answers.
If a loan is not the right fit, I will say so. No pushing, no pressure. I would rather tell you the truth today than watch the deal fall apart tomorrow.
Parish- and county-specific requirements, local insurance costs, FHA limits by county, and which areas qualify for USDA. These markets are not generic, and neither is my advice.
For Realtor Partners
I built this business on referrals because agents know I treat their clients like my own. Here is what you can expect when you send a buyer my way.
When you or your client calls, I respond. Fast. No runaround, no voicemail black hole. Just direct answers from someone who knows the file.
Your client is your client. I communicate clearly, stay transparent, and never make you look like you do not know what is happening.
I catch issues early and explain them in plain English. That means fewer surprises at the closing table and smoother transactions for everyone.
From the Blog
FHA loans are easier to qualify for with lower credit scores. Conventional loans reward stronger credit and equity. Here's how Louisiana and Texas buyers should choose.
Read more: FHA vs Conventional Loans in LouisianaFHA loans are the go-to program for most Louisiana and Texas first-time buyers. Here's what you need to know about qualifying.
Read more: What Is an FHA Loan and Who Qualifies in Louisiana?Buying your first home is a big move. Here are the real questions you should ask yourself before applying.
Read more: How Do You Know If You're Ready to Buy Your First Home in Louisiana?Get in Touch
Whether you are ready to apply or just trying to figure out if homeownership is possible, reach out. Charles reads every message personally and responds within 24 hours.
Common Questions
Straight answers to the questions I hear most often from first-time buyers.
You need a minimum credit score of 580 to qualify for the FHA minimum down payment of 3.5%. If your score is between 500 and 579, you may still qualify, but you would need a 10% down payment instead. We have worked with borrowers across the board and can help you find the program that fits your score.
No, and that is probably the biggest myth in homebuying. FHA loans require as little as 3.5% down. USDA loans require zero down payment for eligible areas. There are also down payment assistance programs available in Louisiana and Texas that can cover the gap. Twenty percent is a great goal, but it is absolutely not a requirement.
Yes, if the property is in a USDA-eligible area. Many communities within 50 miles of New Orleans qualify for USDA zero-down financing. Income limits apply, but they are generous enough that most middle-income households qualify. If you are not sure whether an area qualifies, I can check for you in minutes.
Typically 24 to 48 hours once you have your documents ready. You will need recent pay stubs, W-2s from the last two years, bank statements, and a photo ID. If your situation is straightforward, we can sometimes move even faster. The key is having your paperwork together before you apply.
Three main differences. First, down payment: FHA requires 3.5% minimum, USDA requires zero. Second, location: USDA loans only work in eligible areas, usually suburban or rural. FHA works anywhere. Third, USDA has income limits based on household size and area median income. FHA does not. Which one is better depends entirely on where you want to buy and your household income.
Not necessarily. Mortgage lenders look at your debt-to-income ratio, not just whether you have debt. A car payment of $300 a month on a solid income might be totally fine. It is more about the ratio than the raw number. Talk to us first and we will tell you exactly where you stand before you start paying things off.