Whether you're buying your first home or growing a rental portfolio, I'll help you find the right loan — with clear guidance, real options, and a strategy built around your goals.
Start with a quick pre-qualification so we can review your options together before moving into a full application.
Low down payment options, down payment assistance, and step-by-step guidance through every stage.
Upgrade to your next home with smart financing that works around your existing equity.
Lower your rate, reduce your payment, or tap your equity — let's find what makes sense for you.
DSCR, rental property, and fix-and-flip financing available in all 50 states. Scale without the paperwork headache.
As a mortgage broker — not a bank — I have access to multiple lenders so I can shop for the best rate and program for your situation. You get real options, not just one option.
FHA loans with as little as 3.5% down, down payment assistance programs, and clear education at every step. You'll always know what's happening and why.
Ready for more space? I'll help you navigate selling your current home and buying the next one — with strategies to bridge the gap smoothly.
VA loans offer zero down payment and competitive rates. You've earned this benefit — I'll help you use it to its full advantage.
Rate-and-term refinances, cash-out refinances, and loan restructuring — whether you want a lower payment or want to put your equity to work.
Share some basic info about your income, credit, and goals. This helps us understand your options before any formal application.
We'll go over loan programs, estimated payments, and strategy — so you can move forward with confidence.
Armed with a pre-approval letter, you can shop with confidence. Sellers and agents take pre-approved buyers seriously.
Once you're under contract, we complete the full application and lock in your interest rate.
Sign your final documents, transfer funds, and you're a homeowner. Congratulations!
Real estate investors have different needs than traditional home buyers — and traditional lenders often don't understand that. I specialize in investor-friendly financing that focuses on the property's potential, not just your tax returns.
From DSCR loans to fix-and-flip financing, I bring flexible solutions that move at the speed of your business.
Qualify based on rental income, not personal income. Available in all 50 states.
Long-term financing for single-family, multi-unit, and short-term rental properties.
Short-term bridge options to fund your next renovation project quickly.
Growing from one property to many? Let's build a financing strategy that scales with you.
DSCR loans available in any state. No income verification, no tax returns, no W-2s required. If the property cash flows, we may be able to make it work.
DSCR stands for Debt Service Coverage Ratio. Instead of using your personal income to qualify, a DSCR loan looks at whether the property generates enough rental income to cover its mortgage payment.
Perfect for self-employed investors whose W-2s don't reflect their actual earning power.
Invest anywhere — I have access to DSCR lenders across the country, regardless of where you live.
Airbnb and VRBO properties may qualify using projected or actual short-term rental income.
Many programs allow closing in an LLC — protecting your personal assets as your portfolio grows.
From first-time buyers to seasoned investors, I have access to programs through multiple wholesale lenders — so you get real options, not just one.
Government-backed loans with flexible credit requirements and low down payments — a top choice for first-time buyers.
Exclusive to eligible veterans and military members. One of the best loan programs available — and you've earned it.
Flexible programs for buyers with solid credit. Great for primary homes, second homes, and investment properties.
Lower your interest rate or adjust your loan term to reduce your monthly payment or build equity faster.
Tap into your home's equity to fund renovations, consolidate debt, or invest in additional real estate.
Qualify based on rental income — not personal income or tax returns. Built for real estate investors who scale.
Short-term financing for investors acquiring and renovating properties for resale or refinance.
Finance a new build or major renovation with programs that roll construction costs into the mortgage.
Not sure which loan is right for you? Let's talk through your situation.
Start with a quick pre-qualification — no commitment, just clarity.
Get Your Numbers Takes 2–3 minutes · Helps us give you accurate optionsI'm not here to push you into a loan. I'm here to help you make one of the biggest financial decisions of your life with clarity and confidence.
You'll understand every loan option, cost, and trade-off before signing anything. No surprises. No jargon.
As a wholesale mortgage broker, I work with 20+ lenders to find the program and rate that fits your situation.
You'll always know where you stand. I respond quickly, explain clearly, and keep you in the loop at every step.
Licensed in Michigan and Florida for personal home loans. DSCR investor loans available in all 50 states.
Especially for investors — I think beyond the loan. Let's talk about how your financing strategy serves your long-term goals.
You work directly with me from start to closing — and beyond, when it's time to refinance or grow your portfolio.
Understanding your options makes you a smarter buyer and a more strategic investor. These guides answer the questions I hear most.
Before you tour homes, you need a clear picture of your budget. Here's how lenders determine what you qualify for — and how to make the most of it.
Start Your Pre-QualificationFrom pre-qualification to closing day, this guide walks you through every step — including down payment assistance programs you may not know about.
Start Your JourneyBoth are popular — but they serve different buyers. This breakdown helps you understand which loan type may save you more money based on your credit and down payment.
Get a Personalized ComparisonDSCR loans are one of the most powerful tools for real estate investors — but most people have never heard of them. Here's what they are and who they're perfect for.
Talk Through Your OptionsGrowing a rental portfolio without showing personal income is possible. Learn how investors use DSCR loans to add properties without hitting debt-to-income limits.
Talk Investor StrategyWhether you're relocating or buying a second home in Florida, the process has unique considerations. Here's what Michigan and out-of-state buyers should know.
Get Pre-Qualified in FloridaHere's what people say about working with Home Loans By Tera.
Tera made buying my first home in Michigan feel completely manageable. She explained every step clearly and helped me find a down payment assistance program I didn't even know existed. I closed with almost nothing out of pocket!
I had no idea a DSCR loan was even an option. As a self-employed investor, the traditional loan process was always a headache. Tera found a program that qualified off my rental income alone. Just closed on my third property.
I used my VA benefit to buy in Florida and Tera walked me through everything. She knew the program inside and out and saved me thousands compared to what the big bank quoted me. Couldn't be happier.
Want to see more? Read all of my reviews on Google.
See All Google ReviewsNo jargon. No runaround. Just clear answers to the questions I hear most.
Whether you're buying your first home, refinancing, or scaling your investment portfolio — the first step is a conversation.
Start with a quick pre-qualification so we can review your options together before moving into a full application.
Have a question about the process, your options, or whether you qualify? Reach out — no pressure, no sales pitch.
Michigan (Primary) · Florida · DSCR Nationwide
Mon – Fri: 9am – 6pm ET · Weekends by Appointment
Tera Sommer NMLS #2115126 · Ease Mortgage NMLS #2273319