LaTrena Folks · Loan Officer · NMLS #869254
I used to be the underwriter.
Now I'm on your side of the desk.
A former FHA underwriter with more than 25 years in the mortgage industry. I know how loans are structured and how they're evaluated — so we can find what would trip your file up early, while it's still fixable.
Licensed in Texas and New Mexico · Through Edge Home Finance, LLC, NMLS #891464
NMLS #891464A little about me
Former FHA Underwriter. 25+ years in the business.
As a former FHA (Federal Housing Administration) Underwriter with more than 25 years in the mortgage industry, I understand both how loans are structured and how they're evaluated in underwriting. That experience allows me to help my clients identify potential challenges early, better understand underwriting requirements, and prepare for the mortgage process with fewer surprises.
I especially enjoy helping first-time homebuyers, clients with credit challenges, and those with more complex financial situations understand what it takes to become mortgage-ready.
Whether you're buying, refinancing, or building your dream home, my goal is to help you understand your options and make confident decisions for you and your family. With mortgage programs and market conditions constantly changing, I'm committed to providing clear guidance, personalized service, and a smoother path through the financing process.
I invite you to review the available loan programs, use the mortgage tools and calculators, or complete the short application to get started. Once your application is received, I'll personally follow up with you to discuss your goals and next steps.
Why this is different
The person who used to evaluate the file is now building yours.
I know how files get evaluated
Undocumented deposits. Income counted the wrong way. A debt nobody asked about. I've seen files fail for all of it from the underwriting side, which is the best reason yours won't.
Fewer surprises, earlier
If something is going to be a problem, you hear about it in week one — not three days before closing, when there's nothing left to do about it.
Complicated is welcome here
First-time buyers, credit challenges, self-employment, a financial picture that takes explaining. Those are the files I most enjoy, not the ones I avoid.
Where to go next
Learn it, or start it.
Homebuyer Education
Loan programs, calculators, guides and live webinars. Free, no signup, no gate — read as much as you want before you talk to anyone.
- Conventional
- FHA
- VA
- USDA
- + more
Get Started
Start with a 20 minutes Homebuyer Readiness Call — no application, no credit pull — or apply with me directly. The application runs on Edge Home Finance, LLC's secure system, the company I am licensed through as a Loan Officer, and it comes straight to me.
Or come listen first
Find out what underwriters are really looking for.
A free live session — me telling you what the desk I used to sit at actually reads a file for, and how to be ready for it long before you apply. No pressure and no pitch. Nothing is sold on these calls and you will not be followed up with unless you ask to be.
Pick a session
Open the calendar to see what's scheduled, then add the one you want straight to your own calendar.
The calendar is hosted by Google. It loads only when you open it — until then nothing on this page contacts Google, and no cookies are set. Opening it shares your IP address with Google under their terms.
Run the numbers
What would the payment actually be?
Change any number and watch the payment move. It's an estimate — but an honest one, with taxes and insurance included instead of hidden.
5.0% down
An estimate — your actual rate depends on your file.
Estimated monthly payment
$0
- Principal & interest
- $0
- Property taxes
- $0
- Home insurance
- $0
- HOA dues
- $0
- Mortgage insurance (est.)
- $0
Loan amount $0
Under 20% down, most loans carry mortgage insurance. The figure above is a rough placeholder — the real cost depends on your program and credit.
Get a real numberFor estimation only. Not a loan offer, a quote, or a commitment to lend. Taxes, insurance and mortgage insurance vary by property and borrower; your actual payment will differ.
Straight answers
Questions people ask first
What will I need at closing besides the down payment?
Closing costs typically cover lender fees, title work, appraisal, recording, and the setup of your escrow account for taxes and insurance. You will get a written Loan Estimate itemizing all of it within three business days of applying, and I will walk you through it line by line rather than leaving you to decode it.
What credit score do I need to buy a house?
Lower than most people think, and the exact number depends on the loan program. More importantly, the score is only one input — your income stability, your debt load and your down payment all move the answer. If your score is the thing standing between you and a house, there is usually a specific, finite list of things that will fix it.
Will talking to you hurt my credit score?
A conversation does not touch your credit at all. When you are ready for a full pre-approval, that does involve a credit pull — and mortgage inquiries made within the same shopping window are treated as a single inquiry by the scoring models, so comparing lenders does not stack up damage.
Do I really need 20% down?
No. That number is one of the most expensive myths in real estate. Conventional loans can start at 3% down, FHA at 3.5%, and VA and USDA loans require nothing down at all for borrowers who qualify. Twenty percent lets you skip mortgage insurance — it has never been a requirement to buy.
What is the difference between pre-qualification and pre-approval?
A pre-qualification is an estimate based on what you tell me. A pre-approval means your income, assets and credit have actually been reviewed. In a competitive offer, only the second one carries weight — and it is the difference between a seller taking your offer seriously and setting it aside.
Can you just tell me your rate?
Not honestly, not without your details. A rate depends on your credit, the loan program, the property, your down payment and the day you lock. Anyone quoting a number before knowing those is advertising, not quoting. Give me fifteen minutes and you will get a real one.
Let’s find out what you actually qualify for.
Book a readiness call, start an application, or just text me a question. No forms on this site and no credit pull to begin.