Tom IsakovMortgage Loan Originator · NMLS #2816903Naples based. Serving Florida.
Most people get a number and a stack of PDFs. I start with your real situation, then show you the payment, the cash to close and the tradeoffs side by side, so you decide with your eyes open.
Who this is for
Same numbers on day one and closing dayYou get my cell, not a call centerI work with people who want the full picture before they sign: what you can comfortably carry, what it takes to close, and what happens in year three, not just on day one.
You want to know what you can actually afford, not the maximum a computer says yes to.
You were told "no" somewhere else, self-employed, commission income, an investment property, or a credit bump you want a plan for.
You want zero surprises at closing, the same numbers on closing day that you saw at the start.
First home, next home, or an investment property, there is a program built for it, and a guy who knows it cold.
Tap or hover a card for the real talk
Same numbers on day one as on closing day.
See every loan program
Built for Florida
Tom IsakovCall or text (603) 318-4924Why Tom
You see the numbers I see: the payment, the cash to close and the tradeoff on every option, side by side.
One person from application to closing. You get my cell, not a call center and not a new name in your inbox every week.
Payment, cash to close, break-even and the tradeoff on every option, laid out side by side so you make the call.
Insurance, flood zones, condo rules and homestead all change the math here. We plan for them from day one.
Closing day is not the end. When the market moves enough to matter for you, I reach out with the numbers.
Run the numbers
Built for Florida: insurance, doc stamps and HOA included. Play with your own numbers, then let me check them.
How it works
1Tell me what you are trying to do: buy, refinance or invest. We talk timeline, budget and next steps.
2You apply securely online. I review your numbers and you get a pre-approval letter your agent can use.
3Under contract, we lock in your terms, order the appraisal and handle the paperwork while you focus on the move.
4Same numbers you expected, no surprises at the table. Then I hand you the keys.
Find your path
Pick the one that sounds like you. Each comes with the thing most people learn too late.
Your income has a story. Let us make sure the financing conversation sees the full picture.
Review income patterns, business documentation and liquidity before choosing a path.
Your deposits, taxable income and qualifying income may tell three different stories. Review the documentation path early.
A home that fits your next chapter, with a strategy that respects the rest of your life.
Compare cash retained, payment comfort and the timing of your current home sale.
Compare the timing of your sale, the cash needed before it closes, and a reserve for carrying two homes.
Look beyond the rent. Understand the carrying costs, reserves and financing tradeoffs.
Model rental coverage alongside vacancy, maintenance and property risk.
Rental coverage and actual cash flow are different. Budget for vacancy, upkeep and management on top of the mortgage.
Start with a comfortable payment and a clear picture of the cash you will need.
Plan for taxes, insurance, HOA costs and a cushion after closing.
The comfortable payment is usually lower than the approved payment. Plan the cushion you want left in the bank after closing.
Put the possibilities on paper before putting your home on the line.
Compare fees, repayment terms, cash flow and the cost of keeping your current loan.
A HELOC and a cash-out refinance solve different problems. Keeping a low first mortgage can be worth more than it looks.
Start with your goals and review the paths you have earned, with someone in your corner.
Ask about entitlement, funding fees, documentation and property requirements.
Your remaining entitlement, any funding fee exemption and the property condition rules shape the plan more than the price does.
Let's run it
Fifteen minutes on the phone beats fifteen hours of guessing. No pressure, no script.