A simple guide to preparing, financing & closing

The Homebuyer's
Guide.

Everything I walk my buyers through, in one place: how we start, which loan fits, the paperwork, the 18 steps from application to keys, and how to protect your approval on the way.

Text Ashley Book a Call

Ashley Davenport · NMLS #1050236 · (510) 314-9000

New homeowner holding a keepsake cutting board at his front door
Ashley Davenport, loan officer
01 · How we start

A relationship first, not a file number.

I've spent over 15 years in finance, and I stay with you from the first conversation through closing, and long after. Our first call isn't a sales pitch. It's four questions.

01

Where are you right now?

02

What have you saved?

03

What payment would feel comfortable?

04

What do the next few years look like?

You leave with a plan, even if the plan is "not yet."

Step 1

Tell me your scenario

No credit pull, no obligation.

Step 2

We map your options

A call so I understand the full picture.

Step 3

Get pre-approved

Ready to make offers with confidence.

Step 4

Go from there

Clear updates from application to keys.

02 · Loan programs

Whatever you're financing, there's a structure for it.

Flexible credit

FHA

Lower down payments and flexible credit qualifying for your first home.

Most popular

Conventional Fixed

One locked rate, one predictable payment, for the life of the loan.

Veterans

VA

No down payment and exclusive benefits for those who served.

High value

Jumbo

Competitive financing above conventional loan limits.

Buy + renovate

FHA 203k / HomeStyle

Roll the purchase and the remodel into a single loan.

Investors

DSCR

Qualify off the property's rental income, not your W-2.

Homeowners

HELOC

Tap the equity you've built without touching your first mortgage.

Most requested

Creative & Non-QM

Bank statement, 1099, asset-based and multi-property income.

First-time buyers

Down payment help exists.

Programs like CalHFA and GSFA can help cover part of your down payment and closing costs, often as a second loan alongside your first mortgage. Availability depends on income limits, property location and program funding, so it's worth checking every time.

See Your Estimated Payment →
03 · The number that matters

Debt to income, in human words.

Car payment, student loans, card minimums and your future house payment all count. Lenders use this to decide how much payment you can comfortably carry.

monthly debts
monthly income
Before taxes
04 · Document checklist

Have these ready and you'll close faster.

Having them ready before they're requested is the single fastest way to speed up your closing.

Upload Through My Portal

Upload through your portal. Never email bank statements or IDs.

  • Two most recent pay stubs
  • W-2s for the last two years
  • Federal tax returns, last two years (all pages)
  • Two most recent bank statements (all pages)
  • Retirement or investment account statements
  • Government-issued photo ID
  • Employer name, address and contact
  • List of monthly debts and obligations
  • Documentation for any additional income
  • Rental history (if applicable)
  • Explanations for unusual deposits or credit inquiries
  • Self-employed: 12 to 24 months of business bank statements or a YTD P&L
05 · The loan timeline

Application to keys,
in 18 steps.

Pink steps are your turn. Everything else happens behind the scenes. Tap any number to jump to that step.

  1. 01

    Application

    You complete the online application

  2. 02

    Document requestYour turn

    Upload what's on the list

  3. 03

    Pre-approval

    Letter issued, you're ready to make offers

  4. 04

    Escrow opened

    Offer accepted, contract in hand

  5. 05

    Updated document requestYour turn

    Property-specific items

  6. 06

    Disclosures sentYour turn

    E-sign in the portal

  7. 07

    Appraisal ordered

    Value and condition review

  8. 08

    Submitted to processing

    File assembled and checked

  9. 09

    Submitted to underwriting

    Formal eligibility review

  10. 10

    Conditional approval

    Approved, pending a short list of items

  11. 11

    Conditions collected & submittedYour turn

    Clear any remaining items

  12. 12

    Clear to close

    Underwriting is finished

  13. 13

    Loan docs ordered

    Final paperwork prepared

  14. 14

    Docs sent to escrow

    Signing appointment scheduled

  15. 15

    SigningYour turn

    Sign with escrow

  16. 16

    Final document request

    Any last items from signing

  17. 17

    Funding review

    Final quality check

  18. 18

    Clear conditions & fundKeys 🔑

    Funds released, deed records, keys

Step 1 of 18Your turnKeys
06 · Protect your approval

What not to do before closing.

Your approval is a snapshot of your finances. Changing the picture, even a little, can delay closing. When in doubt, text me first.

  • Open new credit cards or lines of credit
  • Finance furniture, appliances, or a vehicle
  • Make large or unexplained deposits
  • Move money between accounts without telling me first
  • Change jobs or employment status without telling me
  • Miss a payment on any existing account
  • Co-sign for someone else's loan
  • Assume a financial change is too small to mention
Read this before you send any money

Wire fraud targets homebuyers in the final days before closing.

Criminals send emails that look exactly like they came from escrow, title, your agent, or me.

  • Wiring instructions never change at the last minute. If you get "updated" instructions, assume fraud.
  • Call escrow at a number you already had, not one from the email, and confirm the details verbally.
  • I will never send you wiring instructions or ask you to wire money to me. Neither will Cornerstone.
  • Something feels off? Stop and call me at (510) 314-9000. A wired down payment is unrecoverable.
07 · "What does this condition mean?"

Underwriter shorthand, translated.

Conditional approval
You're approved. The underwriter just needs a few specific items before it becomes final.
LOE (letter of explanation)
A short, signed note explaining something on your file: a deposit, a credit inquiry, a gap in employment. Three sentences is usually plenty.
Sourced & seasoned funds
Underwriting needs to see where a deposit came from (sourced) and that it's been in your account long enough (seasoned), usually 60 days.
VOE (verification of employment)
We confirm your job directly with your employer. This happens at approval and again just before funding.
Gift letter
If a family member is giving you money for the down payment, they sign a letter confirming it's a gift, not a loan.
PTD vs PTF
Prior-to-doc conditions must clear before loan documents are drawn. Prior-to-funding conditions clear after you sign, right before money moves.
Clear to close (CTC)
Every condition is satisfied. Underwriting is done and closing documents can be prepared.
Rate lock
Your interest rate is guaranteed for a set window (typically 30 to 45 days). Closing delays past the lock expiration can cost money.
08 · From families I've served

Every one of these started where you are.

Couple with their dog at the front door of their new home
"She made the process of purchasing my first home such a smooth process."
Sergio B. · Google
Family smiling together in their new home
"Ashley treated me like family since day one, making me feel safe and understood."
Adelina C. · Patterson, CA
Family celebrating outside their new home
"Professional, knowledgeable, and always available to answer my questions."
Cesar P. · Oakland, CA

Let's map out your plan.

FastestText me(510) 314-9000 Real numbersApply or book a callashleythecommunitylender.com Say hiDM me@ashleythecommunitylender

Want a copy?