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Discover how Geovanne Colon simplifies the mortgage qualification process for you.
Apply today for the mortgage
that’s right for you.
Unlock Low Rates with Ease
Discover how Geovanne Colon simplifies the mortgage qualification process for you.
Low Rate.
Zero Hassles.
Get a free quote
Low Rate.
Zero Hassles.
Get a free quote
Feel Overwhelmed by Mortgage Choices? I Understand.
Feeling Lost in a Sea of Mortgage Options? Finding the right mortgage can be a daunting task. With an overwhelming array of rates, terms, and lenders, it's easy to feel lost and uncertain. Are you worried about high interest rates, hidden fees, or choosing a mortgage that doesn't fit your long-term goals?
Welcome to Your Gateway to Home Ownership
Embark on a seamless journey towards your dream home with Geovanne Colon, your trusted ally in mortgage solutions. With years of expertise and a commitment to securing the lowest rates, my mission is to transform the complex landscape of home financing into a simplified, transparent path leading straight to the keys of your new home.
Why Choose Us?
Expert Guidance Tailored to You
As a seasoned Loan Officer, I understand that every homebuyer's story is unique. Whether you're stepping into the world of real estate for the first time, seeking a splendid upgrade, diversifying your investment portfolio, or looking to refinance, my personalized approach ensures that your financial needs are met with precision and care.
Low Rates, High Satisfaction
Your finances deserve the best. That's why we shop you with multiple lenders to offer you competitive rates that translate into tangible savings over the life of your loan. With me, you're not just another application; you're a valued client with a vision – and I’m here to help bring that vision to life.
Loans Made Easy
Forget the daunting paperwork and the confusing jargon. My 'Loans Made Easy' philosophy is all about keeping the process straightforward and stress-free. From the first click to the final handshake, I am with you every step of the way, ensuring that you understand and feel confident about every decision along the path to homeownership.
Expert Guidance Tailored to You
As a seasoned Loan Officer, I understand that every homebuyer's story is unique. Whether you're stepping into the world of real estate for the first time, seeking a splendid upgrade, diversifying your investment portfolio, or looking to refinance, my personalized approach ensures that your financial needs are met with precision and care.
Low Rates, High Satisfaction
Your finances deserve the best. That's why we shop you with multiple lenders to offer you competitive rates that translate into tangible savings over the life of your loan. With me, you're not just another application; you're a valued client with a vision – and I’m here to help bring that vision to life.
Loans Made Easy
Forget the daunting paperwork and the confusing jargon. My 'Loans Made Easy' philosophy is all about keeping the process straightforward and stress-free. From the first click to the final handshake, I am with you every step of the way, ensuring that you understand and feel confident about every decision along the path to homeownership.
Ready to Start?
Your perfect home won't wait forever, and neither should you. Begin your journey today with a loan officer that puts you first. By choosing us, you're not just getting a loan – you're gaining a lifelong partner in all your mortgage endeavors.
Start your no-obligation consultation now and join the myriad of satisfied homeowners who have unlocked the doors to their future with ease and confidence. Dive into our world of simplified lending, and let's turn your homeownership dreams into reality.
Welcome Home!
Residential Mortgage Programs
Non-Qualified Mortgage (Non-QM) Loans
ITIN - No Social Security Loans
1099 Loans
VOE Only
Asset Depletion
Bank Statement Loans
DSCR - Investor No Income Verification
Real Estate Investor Loans
Jumbo Loans
Non-Warrantable Condo Loans
Hard Money/Private Lending
Fix and Flips
New Construction
Bridge Loans
Commercial Loans
Small Business Administration (SBA) Loans
Start your no-obligation consultation now
Loan Programs We Help With
Seamless Solutions, Limitless Possibilities
Residential Mortgage Programs
1. FHA Loans
Federal Housing Administration (FHA) Loans
• Suitable for first-time homebuyers
• Low down payment options (as low as 3.5%)
• Requires mortgage insurance
• Lenient credit scores accepted
• 203K Renovation Loans Available
2. Conventional Loans
Conventional Mortgage Loans
• Preferred by borrowers with stronger credit
• Down payments as low as 3%
• Available in fixed or adjustable rates
• No government insurance premiums
• HomeStyle Renovation Loan Available
3. USDA Loans
US Department of Agriculture (USDA) Loans
• Ideal for eligible rural and suburban homebuyers
• Zero down payment
• Low insurance costs
• Income and geographic restrictions apply
4. VA Loans
Veterans Affairs (VA) Mortgage Loans
• Exclusively for veterans, active-duty service members, and eligible spouses
• No down payment required
• No mortgage insurance needed
• Competitive interest rates
A. ITIN - No Social Security Loans
• ITIN mortgage loans for borrowers without a Social Security Number
• Ideal for immigrants, non-resident aliens, and foreign nationals with valid ITIN
• Qualify for home purchase or refinance using tax returns and alternative income documentation
B. 1099 Loans
• Designed for independent contractors or self-employed individuals
• Based on the 1099 tax form income
C. VOE Only
• Verification of employment as the primary source of income validation
D. Asset Depletion
• Utilizes borrower's liquid assets for qualification purposes
E. Bank Statement Loans
• Income based on bank statements, suitable for self-employed borrowers
F. DSCR - Investor No Income Verification
• For real estate investors, using property cash flow as a qualification metric
G. Refinance -
• Refinance your existing mortgage to secure a lower interest rate or better terms
• Lower monthly payments or access home equity with cash-out refinance options
• Streamlined process with flexible qualification options for various borrower situations
• Ideal for rate-and-term refinance or cash-out refinance on primary residences, second homes & investors loans.
Non-Qualified Mortgage (Non-QM) Loans
Loan Programs We Help With
Seamless Solutions, Limitless Possibilities
Residential Mortgage Programs
1. FHA Loans
Federal Housing Administration (FHA) Loans
• Suitable for first-time homebuyers
• Low down payment options (as low as 3.5%)
• Requires mortgage insurance
• Lenient credit scores accepted
2. Conventional Loans
Conventional Mortgage Loans
• Preferred by borrowers with stronger credit
• Down payments as low as 3%
• Available in fixed or adjustable rates
• No government insurance premiums
3. USDA Loans
US Department of Agriculture (USDA) Loans
• Ideal for eligible rural and suburban homebuyers
• Zero down payment
• Low insurance costs
• Income and geographic restrictions apply
4. VA Loans
Veterans Affairs (VA) Loans
• Exclusively for veterans, active-duty service members, and eligible spouses
• No down payment required
• No mortgage insurance needed
• Competitive interest rates
Non-Qualified Mortgage (Non-QM) Loans
A. ITIN - No Social Security Loans
• For borrowers with an Individual Tax Identification Number
• Lacks Social Security number
B. 1099 Loans
• Designed for independent contractors or self-employed individuals
• Based on the 1099 tax form income
C. VOE Only
• Verification of employment as the primary source of income validation
D. Asset Depletion
• Utilizes borrower's liquid assets for qualification purposes
E. Bank Statement Loans
• Income based on bank statements, suitable for self-employed borrowers
F. DSCR - Investor No Income Verification
• For real estate investors, using property cash flow as a qualification metric
More Loan Programs
Foreign National Loans
• Tailored for non-U.S. citizens looking to buy investment or vacation properties in the U.S.
• May require larger down payments and proof of foreign income.
Jumbo Loans
• Exceed the loan limits set by the FHFA for conventional mortgages.
• Requires non-traditional underwriting to accommodate the larger loan amount.
Real Estate Investor Loans
• Customized loans for experienced real estate investors.
• Can include options for multiple properties under a single loan (blanket loans).
Non-Warrantable Condo Loans
• For condos that do not meet specific requirements by Fannie Mae or Freddie Mac.
• Necessary for financing condominiums in buildings with more owner-occupied spaces or litigation issues.
Credit Event Loans
• Available to borrowers with significant derogatory credit events, such as bankruptcy or foreclosure.
• Typically requires a higher down payment or additional reserves.
Hard Money/Private Lending
•For immediate or short-term financing needs
• Higher-cost, short-term loans
• Asset-based lending criteria
• Terms typically around 12 months
Fix and Flips
• Loans crafted for renovating and flipping properties
Commercial Loans
•Tailored for businesses to purchase or refinance commercial property
• Offering solutions for office buildings, retail spaces, and industrial properties
• Custom terms to align with business strategies
New Construction
• Financing for ground-up construction projects
Small Business Administration (SBA) Loans
• Federally backed to help start or grow a business
• Lower down payments
• Longer repayment terms
• Focused on small businesses
Bridge Loans
• Short-term loans to bridge the gap during transitional periods
Down Payment Assistance Programs
• Provides prospective homebuyers with loans or grants that they can use toward the down payment for a house.
• Most down payment assistance programs are designed for first-time homebuyers and offered by various institutions, such as government, non-profits, or lenders.
More Loan Programs
Foreign National Loans
• Tailored for non-U.S. citizens looking to buy investment or vacation properties in the U.S.
• May require larger down payments and proof of foreign income.
Jumbo Loans
• Exceed the loan limits set by the FHFA for conventional mortgages.
• Requires non-traditional underwriting to accommodate the larger loan amount.
Real Estate Investor Loans
• Customized loans for experienced real estate investors.
• Can include options for multiple properties under a single loan (blanket loans).
Non-Warrantable Condo Loans
• For condos that do not meet specific requirements by Fannie Mae or Freddie Mac.
• Necessary for financing condos in buildings with more owner-occupied spaces or litigation issues.
Credit Event Loans
• Available to borrowers with significant derogatory credit events, such as bankruptcy or foreclosure.
• Typically requires a higher down payment or additional reserves.
Hard Money/Private Lending
•For immediate or short-term financing needs
• Higher-cost, short-term loans
• Asset-based lending criteria
• Terms typically around 12 months
Fix and Flips
• Loans crafted for renovating and flipping properties
Commercial Loans
•Tailored for businesses to purchase or refinance commercial property
• Offering solutions for office buildings, retail spaces, and industrial properties
• Custom terms to align with business strategies
New Construction
• Financing for ground-up construction projects
Small Business Administration (SBA) Loans
• Federally backed to help start or grow a business
• Lower down payments
• Longer repayment terms
• Focused on small businesses
Bridge Loans
• Short-term loans to bridge the gap during transitional periods
Down Payment Assistance Programs
• Provides prospective homebuyers with loans or grants that they can use toward the down payment for a house.
• Most down payment assistance programs are designed for first-time homebuyers and offered by various institutions, such as government, non-profits, or lenders.
Who We Help?
Seamless Solutions, Limitless Possibilities
First Time Home Buyers
We know how overwhelming the process of buying a home is, especially if it is the first time that you're doing it. We will work closely with you to explain the process, to protect you from making mistakes that could cost you later, and to ensure that your mortgage gets approved and you get the home that you are so excited to be buying!
Move Up and Second Home Buyers
Buying a new home when you currently own one has it's own unique set of concerns. We can answer all of your questions about how to qualify and purchase a home when you already own one whether you're buying a new primary residence or a second vacation home.
Refinancing Home Owners
If you already own your home but you are looking to refinance to either save money with a lower interest rate or possibly take some cash out for any reason, we can help you with that. We also can show you how to make sure you are structuring your new financing to get the best deal possible.
Investment Buyers
If you're buying real estate for investment purposes, we can help you secure low rate financing to maximize your ROI.
Seniors Seeking Reverse Mortgages
If you are 62 years or older and are looking for options to stay in your home without a mortgage payment or to access your home's equity while still living there, I can answer your questions about reverse mortgages so you can decide if they are right for you.
What My Clients Say
Ready to Find Your Perfect Mortgage?
Are You A First Time Home Buyer?
Download Our Free Home Buyer's Guide
Other Resources You'll Find Helpful
Buyer's Guide for Real Estate Agent
(English)
Buyer's Guide for Real Estate Agent
(Spanish)
Seller's Guide for Real Estate Agent
(English)
Seller's Guide for Real Estate Agent
(Spanish)
Calculate Your Mortgage Payment
Our Blogs
How to Get Approved for an FHA Loan with IRS Tax Liens & Government Debt
How to Get Approved for an FHA Loan with IRS Tax Liens & Government Debt
Owing government debt or having an active federal tax lien does not automatically disqualify you from buying or refinancing a home. Under the Department of Housing and Urban Development (HUD) Handbook 4000.1, Federal Housing Administration (FHA) underwriting guidelines provide clear, actionable pathways for borrowers with back taxes or government judgments to secure loan approval.
Navigating the mortgage process with delinquent federal debt requires strict compliance with automated underwriting system (AUS) rules and manual underwriting standards. Understanding how lenders evaluate tax debt turns a potential loan denial into a successful closing.
1. CAIVRS Report & Clearing Federal Default Status
Before evaluating your credit score or income, lenders pull a report through the Credit Alert Interactive Voice Response System (CAIVRS). CAIVRS tracks federal debt defaults across agency databases (IRS, SBA, federal student loans, USDA).
* Delinquent Federal Debt: If CAIVRS flags an active default on federal debt, your loan cannot proceed until the status is resolved or cleared via an approved repayment structure.
* Tax Debt Exception: An active IRS tax lien will not trigger a fatal CAIVRS failure as long as a formal installment plan is executed and documented according to HUD rules.
2. The FHA 3-Month Payment Rule for IRS Tax Debt
To qualify for an FHA mortgage while owing federal or state taxes, HUD requires an active, verifiable repayment agreement:
* Formal Written Installment Agreement: You must have an executed payment plan (such as IRS Form 9465 or state equivalent) setting a fixed monthly installment.
* Three Consecutive On-Time Payments: FHA guidelines strictly require at least three consecutive monthly payments made on time according to the agreed schedule prior to closing.
* No Lump-Sum Prepayments Allowed: You cannot pay three months upfront in a single transaction to expedite closing. Lenders must verify three individual months of sequential payments using bank statements, cancelled checks, or official IRS payment transcripts.
3. Debt-to-Income (DTI) Calculations for Tax Plans
Lenders do not use your total tax balance against your mortgage eligibility. Instead, underwriting focuses strictly on your monthly obligation:
* Monthly Payment Integration: The agreed-upon minimum monthly payment from your installment plan is added directly into your recurring monthly debt liability.
* Protecting Borrowing Power: Establishing a manageable installment plan keeps your qualifying DTI ratio within allowable FHA thresholds (up to 46% housing / 57% total debt on automated approvals).
4. Handling Recorded Federal Tax Liens & Title Priority
When the IRS files a Notice of Federal Tax Lien on public record, title clearance becomes the primary focus during processing. Mortgages require first-lien priority on property title.
* Home Purchase Transactions: Federal law automatically grants purchase-money mortgages priority over pre-existing personal tax liens on the target property. Title insurers will verify that the lien does not cloud lender priority.
* Refinance Transactions: For an FHA refinance, you must submit a formal Application for Subordination of Federal Tax Lien (IRS Form 14134). The IRS must execute and approve the subordination prior to loan funding.
FHA Tax Debt Approval Requirements Summary
| Requirement | Underwriting Criteria | Verification Source |
|---|---|---|
| Installment Plan | Formal executed repayment agreement | IRS Approval Letter / Form 9465 |
| Payment Verification | 3 consecutive, sequential on-time payments | Bank statements / IRS Transcripts |
| CAIVRS Clearance | No active, unmanaged federal defaults | Clear CAIVRS Authorization System Report |
| Lien Subordination | Lender maintains 1st lien position on title | Title Policy / Approved IRS Form 14134 |
Work With an Experienced FHA Loan Specialist
Structuring an FHA mortgage with tax debt or government liens requires precise documentation and guidance. Submitting verified paperwork early prevents delays during underwriting.
For direct assistance with loan pre-approval or tax debt structuring:
* Company: South Wind Financial, Inc. (NMLS MB#9462)
* Loan Officer: Geovanne Colon (NMLS #1880655)
* Role: A licensed mortgage broker
* Website: loanswithgeo.com
* Email: [email protected]
* Direct / Text: 617-821-1757 (Text friendly)
How to Get Approved for an FHA Loan with IRS Tax Liens & Government Debt
How to Get Approved for an FHA Loan with IRS Tax Liens & Government Debt
Owing government debt or having an active federal tax lien does not automatically disqualify you from buying or refinancing a home. Under the Department of Housing and Urban Development (HUD) Handbook 4000.1, Federal Housing Administration (FHA) underwriting guidelines provide clear, actionable pathways for borrowers with back taxes or government judgments to secure loan approval.
Navigating the mortgage process with delinquent federal debt requires strict compliance with automated underwriting system (AUS) rules and manual underwriting standards. Understanding how lenders evaluate tax debt turns a potential loan denial into a successful closing.
1. CAIVRS Report & Clearing Federal Default Status
Before evaluating your credit score or income, lenders pull a report through the Credit Alert Interactive Voice Response System (CAIVRS). CAIVRS tracks federal debt defaults across agency databases (IRS, SBA, federal student loans, USDA).
* Delinquent Federal Debt: If CAIVRS flags an active default on federal debt, your loan cannot proceed until the status is resolved or cleared via an approved repayment structure.
* Tax Debt Exception: An active IRS tax lien will not trigger a fatal CAIVRS failure as long as a formal installment plan is executed and documented according to HUD rules.
2. The FHA 3-Month Payment Rule for IRS Tax Debt
To qualify for an FHA mortgage while owing federal or state taxes, HUD requires an active, verifiable repayment agreement:
* Formal Written Installment Agreement: You must have an executed payment plan (such as IRS Form 9465 or state equivalent) setting a fixed monthly installment.
* Three Consecutive On-Time Payments: FHA guidelines strictly require at least three consecutive monthly payments made on time according to the agreed schedule prior to closing.
* No Lump-Sum Prepayments Allowed: You cannot pay three months upfront in a single transaction to expedite closing. Lenders must verify three individual months of sequential payments using bank statements, cancelled checks, or official IRS payment transcripts.
3. Debt-to-Income (DTI) Calculations for Tax Plans
Lenders do not use your total tax balance against your mortgage eligibility. Instead, underwriting focuses strictly on your monthly obligation:
* Monthly Payment Integration: The agreed-upon minimum monthly payment from your installment plan is added directly into your recurring monthly debt liability.
* Protecting Borrowing Power: Establishing a manageable installment plan keeps your qualifying DTI ratio within allowable FHA thresholds (up to 46% housing / 57% total debt on automated approvals).
4. Handling Recorded Federal Tax Liens & Title Priority
When the IRS files a Notice of Federal Tax Lien on public record, title clearance becomes the primary focus during processing. Mortgages require first-lien priority on property title.
* Home Purchase Transactions: Federal law automatically grants purchase-money mortgages priority over pre-existing personal tax liens on the target property. Title insurers will verify that the lien does not cloud lender priority.
* Refinance Transactions: For an FHA refinance, you must submit a formal Application for Subordination of Federal Tax Lien (IRS Form 14134). The IRS must execute and approve the subordination prior to loan funding.
FHA Tax Debt Approval Requirements Summary
| Requirement | Underwriting Criteria | Verification Source |
|---|---|---|
| Installment Plan | Formal executed repayment agreement | IRS Approval Letter / Form 9465 |
| Payment Verification | 3 consecutive, sequential on-time payments | Bank statements / IRS Transcripts |
| CAIVRS Clearance | No active, unmanaged federal defaults | Clear CAIVRS Authorization System Report |
| Lien Subordination | Lender maintains 1st lien position on title | Title Policy / Approved IRS Form 14134 |
Work With an Experienced FHA Loan Specialist
Structuring an FHA mortgage with tax debt or government liens requires precise documentation and guidance. Submitting verified paperwork early prevents delays during underwriting.
For direct assistance with loan pre-approval or tax debt structuring:
* Company: South Wind Financial, Inc. (NMLS MB#9462)
* Loan Officer: Geovanne Colon (NMLS #1880655)
* Role: A licensed mortgage broker
* Website: loanswithgeo.com
* Email: [email protected]
* Direct / Text: 617-821-1757 (Text friendly)
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South Wind Financial, Inc.
Mortgage Broker Lic #MB9462
Branch NMLS #86116
1356 Atwood Ave. Johnston, RI 02919
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