Kim Dobyns takes buyers through full underwriting before they write an offer — so when you find the home, we need the address, contract, appraisal, and title. The borrower side is already done.
Most preapprovals are just a starting point. Mine is a finish line — with only the property details left to add.
Four steps. Buyer fully approved before they write a single offer.
Credit, income, assets, employment, debts, and loan program — all reviewed and documented before the search begins.
The buyer's file goes through underwriting before they find a home. Not a quick glance — a real review.
Approval is subject only to the property — address, contract, appraisal, and title. The borrower side is done.
Your buyer shops with real confidence. You write offers backed by a genuine approval — not a hope and a letter.
When I say a buyer is fully approved, I mean their file has been through underwriting. Not a surface-level review. Not a quick credit pull and a letter. Underwriting.
That means every income source has been calculated and documented. Assets have been verified and sourced. Debts have been reviewed under the correct loan program guidelines. Down payment assistance eligibility has been confirmed if applicable.
When you find the home, here is all we need to close:
The borrower side is already done. That is what fully approved means.
I work across the full spectrum — and I am especially strong with buyers other lenders turn away.
Buyers who need guidance on how much house they can afford, what cash to close looks like, and which loan program — including down payment assistance — is the right fit. I walk them through everything before they ever see a house.
Buyers with imperfect credit, collections, past bankruptcy, or limited credit history. I review the full file and either build a path to approval or give an honest timeline for when they will be ready — so you are not chasing a dead end.
Self-employed borrowers, commission earners, multiple job holders, variable hours workers, and buyers with student loans. I calculate qualifying income correctly upfront — before anyone wastes time on a file that will not close.
Buyers using IHDA in Illinois, IHCDA in Indiana, THDA in Tennessee, or AHFA in Alabama. I confirm program eligibility, income limits, and purchase price limits before the offer is written — not after the contract is signed.
Buyers selling their current home and purchasing a new one. I manage the timing, contingencies, and overlapping obligations carefully so the transaction works from both ends without surprises.
Buyers purchasing homes that need work — using FHA 203(k) or conventional renovation financing. I specialize in renovation loans including complex files others decline. This opens inventory your buyer might otherwise overlook.
Whether you have a buyer right now or just want to learn more about how I work, I am glad to connect. Send me a message and I will follow up within one business day.
Kim Dobyns, NMLS #204859 · Union Home Mortgage Corp., NMLS #2229 · Equal Housing Lender. This page is intended for licensed real estate professionals. Nothing on this page constitutes a commitment to lend or an offer of compensation.
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