A bank can only sell you that bank's loan. A wholesale broker puts your file in front of the whole market, then manages it through underwriting and closing. Here is what that means for you in practice.
Wholesale lenders do not work with the public. They price loans for brokers, and brokers compete for the borrower. That structure changes who works for whom.
| Retail bank or direct lender | Timberline (wholesale broker) | |
|---|---|---|
| Who prices your loan | One institution, one rate sheet. | Dozens of wholesale lenders. We shop the file and pick the best combination of price and program for your situation. |
| Programs available | Whatever that lender offers. If your file does not fit, the answer is no. | Agency, government, jumbo, non-QM, DSCR, DPA, HELOC, construction, and the niche programs one lender never carries alone. |
| When underwriting adds a condition | The loan officer relays it. You supply it or the file stalls. | We check the condition against the guideline first. If it does not belong on the file, we escalate it up the lender's chain. |
| Who you talk to | Often a call center or a processing queue after application. | The same licensed loan officer from the first call through funding. |
| When a lender says no | You start over somewhere else. | We move the same file to a lender whose guidelines fit, without a second application. |
| Rate timing | Locks happen when the branch gets to it. | We watch mortgage-bond pricing all day and lock ahead of afternoon reprices when the market turns. |
Seven days is the federal minimum on standard loans once disclosures go out, and we are built to hit it when the file is complete. Business-purpose investor loans sit outside those waiting periods and can close faster.
Nine for nine through August: each purchase we handled this year funded on or ahead of its contract date. The calendar gets watched from day one, not the last week.
Dave's purchase files average about ten and a half business days from submission to clear-to-close, and none has run past nineteen.
Twenty-plus years of guideline knowledge. When an underwriter adds a condition that does not belong on the file, we escalate it up the lender's chain instead of passing it along to you.
Non-warrantable condos, self-employed borrowers, credit events, bank-statement income. Most declines are a guideline mismatch, not a bad borrower. We find the lender whose box it fits.
We watch mortgage-bond pricing in real time, so you lock before an afternoon reprice, and we price buydowns and seller credits into the offer you are writing.
Dave Glotfelty, Chief Lending Officer · NMLS #857935. Twenty-plus years in Colorado mortgage lending, and he has never lost an underwriting escalation he believed in.
Two minutes online for a custom rate quote, or a fifteen-minute call to talk through the scenario. Either way a licensed loan officer looks at it, not a form letter.
A secure online application, then a short document list matched to your income type. Self-employed and investor files get a list built for them.
Your file goes out to the wholesale lenders whose guidelines fit. We bring back the pricing and the program, and explain the trade-offs in plain English.
We track every condition, push back on the ones that do not belong, and keep you, your agent, and title on the same calendar.
Final numbers reviewed with you before signing, closing scheduled, and the same loan officer on the phone if anything moves.
Bank statements, CPA P&L, 1099-only, or a written VOE, with no tax returns on many files. When returns are the path, Dave is an expert in complicated business returns: multi-entity K-1s, S-corp and partnership add-backs, depreciation. Send the messy ones.
Bank statement and non-QM →DSCR, no-ratio DSCR, short-term rentals, LLC vesting, five-to-eight-unit residential, and DSCR second mortgages behind a low first rate.
Investor and DSCR →FHA, VA, and USDA, low-down conventional, DPA seconds and grants, CHFA, piggyback HELOCs, and seller credits or buydowns written into the offer.
Down payment assistance →ITIN, foreign national, non-traditional credit, asset-only qualifying, doctor loans, manufactured homes, and 203(k) rehab.
Property and borrower niches →A standalone HELOC, closed-end second, or non-QM second instead of a cash-out refinance that would reset the rate on the whole balance.
HELOC and seconds →One-time-close construction-to-permanent, HomeStyle, 203(k), VA and USDA rehab, fix-and-flip, and bridge financing.
Construction and renovation →Get a custom rate quote in a couple of minutes, start a full application, or call and talk it through with a loan officer. No obligation.
