Let's get your buyers approved before they fall in love with a floorplan.
Think of me when...
Your buyer is self-employed or has income that doesn't fit a standard box.
Your buyer loves the lot and the plan but hasn't been pre-approved yet.
You're structuring a sales incentive and need a lender who can execute it properly.
Your buyer was pre-approved somewhere else but you're not sure it'll hold through the build.
That's the call. That's when you text me.
WHAT YOU CAN EXPECT PARTNERING WITH ME
YOUR BUYER. ALWAYS.
Every buyer I work with comes back to you. I don't pitch other products, I don't build a relationship that competes with your sales process, and I don't create confusion about who they're buying from. My job is to get them to the closing table. Yours is to build them a great home.
YOU'LL BE IN THE LOOP.
You'll never have to chase me for an update. I keep you posted throughout the process so you're never caught off guard — especially when your client calls you first.
I MAKE YOU LOOK EVEN SMARTER THAN YOU ARE.
When you refer a client with a complicated situation and they close, you get the credit. The best referral relationships I have started with one complicated file nobody else could figure out.
I HELP YOU CLOSE MORE SALES.
Rate buydowns, closing cost incentives, pre-qualification before the contract. I'm a partner, not just a lender you hand buyers off to. When your sales team knows what's possible on the financing side, they close more confidently.
WEBINAR
LKJH;
FAQs
Can you pre-approve buyers before they sign a build contract?
Absolutely! I'd recommend it. A pre-approval means you know the buyer can actually close before your sales team invests time in them. I'll review their full financial picture, identify any potential issues, and give you a straight answer on what they qualify for and what program makes sense. No surprises six months in.
How do rate buydowns and closing cost incentives work?
Builder incentives are one of my favorite tools. A temporary or permanent rate buydown funded by builder concessions can be the difference between a buyer who hesitates and a buyer who signs. I work with your sales team to structure incentives that actually move buyers — not just look good on paper. Call me before you set your incentive program and we'll build something that closes deals.
What loan programs work best for new construction buyers?
It depends on the buyer and the situation. For instance, if you're carrying the financing on a spec home that's different than if the client will be doing a one-time close construction loan. We have several different options.
What if a buyer's situation changes during the build?
It happens — job changes, income shifts, life events. We get on the phone immediately and figure out the options. Sometimes there's a program adjustment, sometimes a documentation fix, sometimes we need to regroup. I'll give you an honest answer fast so you can make decisions with accurate information. The earlier I know, the more options we have.
Do you work with buyers who have complex income?
Yes — this is my specialty. Self-employed buyers, retirees with portfolio income, investors, executives with RSUs and deferred comp. The buyers other lenders struggle with are the ones I'm best positioned to help. If your sales team has a buyer with a complicated financial picture, call me before you assume it won't work.
How do I set up a preferred lender relationship?
Call or text me directly — 865-424-7997. We'll grab 20 minutes, talk through your buyer profile and what you're building, and figure out if there's a fit. If it makes sense I can be available to your sales team for quick qualification questions, buyer consultations, and incentive structuring. No complicated setup process — just two people deciding if it makes sense to work together.
Do you have resources for builders who need financing on the commercial side?
Yes — beyond buyer financing I have relationships with lenders who work with builders and developers on the commercial side. Construction lines of credit, spec home financing, land acquisition, and development loans. If you're looking for capital to build, not just buyers to close, let's have that conversation too.
Let's Build Something Together.
Tell me about your community. I'll tell you exactly how I can support your buyers from contract to close.
Roxy Miles
NMLS#2464939
Complex income specialist.
Former financial advisor.
865.424.7997
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