Cash to Close and Seasoned Funds for Closing

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Cash to Close and Seasoned Funds For Closing

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Cash to Close and Seasoned Funds for Closing: Guide to a Smooth Home Purchase

When you’re ready to buy a home, two terms you’ll hear often are cash to close and seasoned funds for closing. These are important steps in the mortgage process, and understanding them will make your journey to homeownership a lot smoother.

In this guide, we’ll break down what cash to close and seasoned funds are, why they’re important, and how to make sure your funds are ready when it’s time to close. Whether you’re buying your first home or refinancing, this information will help you make sure there are no last-minute surprises. Let’s dive in!

What Is Cash to Close?

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Cash to close is the total amount of money you’ll need to bring to the closing table to complete your home purchase. You’ll get an estimate of this amount early in the mortgage process. Still, it’s important to understand that it can change slightly by closing day.

Cash to Close Typically Includes:

  • Down Payment: This is your initial contribution toward the purchase of the home.
  • Closing Costs: These are fees and expenses like lender fees, title insurance, and appraisal fees.
  • Prepaid Costs: This may include your first few months of property taxes and homeowners insurance.

Here’s How to Keep Track of Cash to Close:

Loan Estimate Document:

  • Within three days of applying for your mortgage, you’ll receive a Loan Estimate from your lender.
  • This document includes an estimate of your cash to close based on the initial terms of your loan.

Closing Disclosure:

  • Closer to closing day, you’ll receive a Closing Disclosure, which provides the final cash-to-close amount.
  • Compare it with your Loan Estimate, and check for unexpected fees or changes.

Pro Tip: If there are any questions about your cash-to-close total, do not hesitate to ask your lender for a comprehensive breakdown!

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Why Are Seasoned Funds Important for Cash to Close?

Cash To Close And Seasoned Funds For ClosingIn the mortgage world, seasoned funds mean funds that have been in your bank account for a specific amount of time, usually at least 60 days. Lenders require seasoned funds to verify that you didn’t borrow money at the last minute, which could signal financial instability.

Seasoned funds reassure lenders because they show you have steady control over your finances, making you a more reliable borrower. Think of seasoned funds as a way for lenders to confirm that the money in your account is genuinely yours and not borrowed or obtained from a risky source.

Here’s Why it Matters:

  • Financial Stability: Seasoned funds show that you have a stable financial base and aren’t relying on last-minute loans to cover your cash to close.
  • Reduced Risk: Lenders view borrowers with seasoned funds as lower risk, as it reduces the chance of default.

Questions Regarding Cash to Close and Seasoning Funds

The lender needs to determine whether your funds came from an acceptable source and whether a new debt must be included in your debt-to-income ratio.

An Unexplained Deposit Could Represent:

  • A personal loan
  • A credit card cash advance
  • Money borrowed from an interested party
  • An undisclosed second mortgage
  • Funds belonging to another person
  • A deposit that cannot be independently verified
If your lender can’t verify where some of your money came from, they might not count it. Not having enough verified funds can delay or even stop your loan from being approved.

How Do Lenders Verify Funds for Closing?

Lenders may verify assets through bank statements, investment statements, a verification of deposit, or an approved electronic asset-verification service.
For conventional financing under Fannie Mae guidelines, statements must identify the financial institution and account holder, show the applicable account number, cover the required period, include transaction activity, and report the ending balance
Give your lender every page of each statement they ask for, even if some pages are blank.
Don’t change, crop, highlight, or combine pages from your bank statements. Whenever you can, download official statements straight from your bank.
A screenshot showing only your current balance is usually not sufficient for lender review.

Verification of Deposit

  • A lender may request a verification of deposit directly from the bank.
  • This can document the current balance, average balance, account ownership, and other required information.
  • If you recently opened the account or the balance is significantly higher than usual, your lender may request additional documentation.

Electronic Asset Verification

Some lenders use a third-party service that allows the borrower to authorize secure electronic access to account information.
This can mean you don’t have to upload as many statements, but your lender might still ask for documents if they see an unusual transaction, a recent deposit, a question about ownership, or something else that needs explaining.

What Is Considered a Large Deposit Before Closing?

There isn’t a set dollar amount that counts as a large deposit for every situation. For Fannie Mae purchase loans, a large deposit is generally defined as a single deposit exceeding 50% of the total monthly qualifying income used for the loan.
If the money is needed for the down payment, closing costs, or reserves, the lender must document that it came from an acceptable source.
Please, assume a borrower has $6,000 in total monthly qualifying income. Under this guideline, a single $3,500 deposit would exceed 50% of the borrower’s qualifying income and could require sourcing when needed to complete the purchase.
Other mortgage programs, investors, automated underwriting systems, and individual lenders may have different requirements. Lenders may also question smaller deposits if there are concerns about undisclosed borrowing or other underwriting issues.

Deposits That May Be Easy to Identify

Further Documentation May Not be Necessary When the Statement Clearly Identifies an Ordinary and Expected Source, Such As:

  • Payroll from the borrower’s employer
  • Social Security payments
  • A federal or state tax refund
  • A transfer from another account already verified by the lender
Even if a deposEven if a deposit looks normal, the underwriter might ask for more details if the description isn’t clear or if it looks like the money was borrowed.y subtract the unsupported portion of the deposit from your verified asset balance.
If you still have enough verified money after the questionable deposit is left out, your loan can move forward. If not, you’ll need to show where the deposit came from, use other approved funds, change your transaction, or possibly delay closing.

Acceptable Sources of Cash to Close

Acceptable sources depend on the mortgage program and transaction. The following are commonly permitted when properly verified.

Checking, Savings, and Money-Market Accounts

Money in your own account is usually the easiest for your lender to check and verify.
Your statement should show that you have enough money after accounting for pending transactions, closing costs, and any required reserves.

Regular Employment Deposits

Payroll deposits received during the mortgage process are not automatically disqualified because they are recent.
If your paychecks clearly show your employer’s name and the deposit, it’s much easier for your lender to verify than if the deposit is unexplained.

Investment and Retirement Accounts

Vested stocks, bonds, mutual funds, IRAs, and eligible retirement accounts may be acceptable sources for the down payment, closing costs, or reserves.
Your lender may need to confirYour lender may need to check that you own the account, can access the money, and confirm its current value.
Taxes, early withdrawal penalties, loans, or market changes can lower the amount you can use.  Don’t cash out retirement or investment accounts until your loan officer tells you what documents you’ll need.
Money Proceeds from selling a car, boat, recreational vehicle, equipment, or other valuable assets may be acceptable.

The Lender May Request:

  • Evidence that you owned the asset
  • Evidence supporting its value
  • A signed bill of sale
  • Proof that ownership was transferred
  • A copy of the buyer’s check or payment record
  • Proof that the money from the sale was deposited into your account.
  • Cash from informal sales is often hard or impossible to document.
  • Money from selling your current property can be used for your new home’s down payment and closing costs.
Your lender will usually need the final settlement statement or Closing Disclosure from the property you sold. A listing agreement or an unsigned sales contract by itself doesn’t prove you have the funds. Eligible gift funds may be used for some or all of the down payment and closing costs, depending on the mortgage program, occupancy, property type, donor relationship, and borrower-contribution requirements.
Some conventional loans also let gift funds count toward reserve requirements. (Fannie Mae Selling Guide) Always get your lender’s approval before the donor sends any gift money.

Grants and Down Payment Assistance

Funds from an eligible government agency, nonprofit organization, employer, lender program, or housing-assistance provider may be permitted.
The lender needs to check the program’s repayment terms, lien position, income limits, property requirements, and whether it works with your main mortgage.
Some assistance is a true grant. Other assistance is structured as a forgivable loan, deferred second mortgage, or monthly-payment loan.

Borrowed Funds Secured by an Asset

Some mortgage programs permit money borrowed against an eligible asset, such as a 401(k), savings account, investment account, automobile, or other property.
Fannie Mae allows some borrowed funds if they’re secured by an asset, since this uses your own equity. The lender must document the loan terms and transfer, and any payments could affect your approval. (Fannie Mae Selling Guide) This is different from using an unsecured personal loan.

Business Funds

Business assets may be used if the borrower owns the business and has the right to withdraw funds.
The lender may need to check if taking out business funds could hurt your business. They might ask for more business statements, tax returns, a cash-flow review, or a letter from your accountant. (Fannie Mae Selling Guide)

Undocumented Cash Deposits

Physical cash is hard to verify because a bank deposit slip shows the money went into your account, but not where it came from.
For most conventional loans, cash you keep at home isn’t an approved source for your down payment or closing costs. Some programs, like HomeReady, may allow exceptions. Don’t make frequent cash deposits to boost your balance without talking to your loan officer first.

Unsecured Personal Loans and Cash Advances

Personal loans that aren’t secured by an asset usually can’t be used for a conventional down payment, closing costs, or reserves.  Credit card advances, payday loans, and similar transactions can create both an unacceptable asset and a liability. You must tell your lender about any borrowed money. Hiding where your funds came from can cause bigger problems with underwriting than the deposit itself.

Transfers From Unverified Accounts

Moving money between your own accounts is usually fine, but your lender may ask for statements from both the account you sent money from and the one that received it.
If a transfer is labeled only as “online transfer,” it may not sufficiently document the source of funds. Keep transfer confirmations and avoid closing the sending account until the lender completes all required verifications.

Money Held for Someone Else

Money in your account that belongs to a relative, friend, employer, client, tenant, or business might not be allowed. Let your loan officer know if any money in your account isn’t yours.

Funds From an Interested Party

Money provided by the seller, real estate agent, builder, or another interested party must comply with the applicable contribution rules and be correctly reflected in the purchase contract and closing documents.
Seller credits can usually be used to pay closing costs, but they can’t be given to you as extra cash or used for your down payment if the program doesn’t allow it.
Gift requirements vary, but a complete file typically includes a signed gift letter and evidence of the donor’s ability to provide and transfer the funds.

What Should a Gift Letter Include?

The Lender’s Gift-Letter Form May Request:

  • The donor’s name and contact information
  • The donor’s relationship to the borrower
  • The amount of the gift
  • The property address
  • The date transferred or the expected transfer date
  • The donor’s financial institution
  • Confirmation that repayment is not expected
  • Always use the gift letter that your lender gives you, instead of making your own letter.

How Should Gift Money Be Transferred?

Follow the lender’s instructions.
The lender may request proof of:
  • The donor’s available funds
  • The withdrawal from the donor’s account
  • The deposit into the borrower’s account
  • A wire directly to the settlement agent
  • A certified or cashier’s check
  • The final Closing Disclosure showing receipt of the gift
Do not give cash directly to the borrower, split the gift into several unexplained deposits, or claim a loan is a gift. Earnest money is the deposit submitted with or shortly after the purchase offer. If you document it properly, your earnest money will go toward your closing costs. It’s not an extra charge added to your cash-to-close.

The Lender May Need:

  • The executed purchase contract
  • A copy of the canceled check or wire confirmation
  • Evidence that the escrow or settlement company received it
  • Bank statements showing that the deposit came from an acceptable source
Fannie Mae recognizes a documented earnest money deposit as an acceptable source for your down payment and closing costs.
Assume a homebuyer is purchasing a property for $350,000 with a 5% down payment.

The Estimated Figures Are:

  • Down payment: $17,500
  • Closing costs and prepaid expenses: $10,500
  • Earnest money previously paid: $5,000
  • Seller credit: $6,000
  • Lender credit: $1,500

The Estimated Cash to Close Would be Calculated As Follows:

$17,500 down payment + $10,500 closing costs – $5,000 earnest money – $6,000 seller credit – $1,500 lender credit = $15,500 estimated cash to close.
This example is just for learning purposes. The final amount can change because of property tax adjustments, insurance premiums, title charges, prepaid interest, loan terms, repairs, contract changes, or other closing adjustments

Acceptable Sources of Cash to Close and Seasoned Funds for Closing

Your cash to close can come from several sources, but they must be properly documented. Lenders look for these primary sources:

Direct Deposits from Your Employer:

  • Direct deposits of paychecks into your account are ideal.
  • They are easily traceable and require no additional documentation.

Savings and Investment Accounts:

  • Money from personal savings or investments is usually acceptable, but you must provide statements showing that the funds have been in your account for at least 60 days.

Gift Funds:

  • Many buyers receive help from family members or close friends.
  • If you’re using gift funds, make sure the donor provides the necessary documentation to avoid issues (we’ll explain more about this below).

Other Documented Sources:

  • These can include funds from selling personal property or other assets, as long as you have a clear paper trail showing their origin.

Important:

  • Funds not from these sources may not qualify, so it’s critical to work closely with your lender to ensure all funds meet requirements.

Understanding Gift Funds and How They Work

Gift funds can be a great way to cover your cash to close. However, lenders require strict documentation to verify that gift funds are truly a gift and not a loan. Here’s how to make sure your gift funds are ready for closing:

Gift Letter:

  • Your donor (the person giving you the gift) must sign a gift letter provided by your lender.
  • This letter states that the gift funds do not need to be repaid.

Proof of Transfer:

  1. Keep records of the transfer, including a copy of the check (if applicable), deposit slip, and an updated bank statement showing the gift deposit.

Bank Statements from the Donor:

  • Certain lenders might request that the donor provide bank statements covering the past 30 days.
  • This documentation must confirm that the funds have been in their account for at least 30 days.
  • This requirement is important because it demonstrates that the funds were not hastily borrowed before the transaction.

Gift funds are widely accepted for down payments and closing costs, but they generally cannot be used for reserves—the funds left in your account after closing. Reserves usually need to be from your own funds.

What Not to Do: Avoiding Cash and Undocumented Funds

Cash on Hand:

  • If you have cash in a safe at home or somewhere else, avoid using it for your cash to close.
  • Lenders cannot verify cash deposits without a clear paper trail.
  • To avoid complications, ensure that you deposit any cash into your bank account at least 60 days before submitting your mortgage application.

Unsecured Loans and Cash Advances:

  • Avoid using payday loans, credit card advances, or other short-term loans.
  • These can signal financial distress and may jeopardize your mortgage approval.

Quick Tip: Plan ahead! If you’re saving up for your cash to close, start moving funds into your bank account at least a few months before you apply.

Large and Irregular Deposits: What to Watch For

Lenders carefully review 60 days of bank statements leading up to your loan application, so be mindful of large or unusual deposits. Here’s how to avoid issues:

Defining Large Deposits:

  • Generally, lenders consider any deposit greater than 10% of your monthly income to be “large” and will ask you to explain where it came from.

Documentation:

  • If the deposit is legitimate and comes from a verifiable source, such as a tax refund, keep any related paperwork and provide it to your lender.

Irregular Deposits:

  • Lenders look for unexpected deposits that could signal last-minute borrowing.
  • A documented explanation and paper trail are essential if you want these funds used for closing.

Preparing Your Cash to Close: Tips and Strategies

Getting ready for closing isn’t just about gathering funds. Here’s a quick checklist to help ensure a smooth process:

Start Tracking Your Funds:

  • Watch your bank account activity at least three months before closing. Avoid unusual transfers or big deposits without a paper trail.

Avoid New Debts or Financial Changes:

  • Lenders will check your credit right before closing, so avoid new loans or credit inquiries.

Consult Your Lender Early:

  • Talk to your lender about acceptable sources of funds and whether your cash-to-close amount is on track.
  • It’s better to resolve issues early rather than risk closing delays.

Need Help with Cash to Close and Seasoned Funds? We’re Here to Guide You!

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Getting Your Final Cash to Close Estimate

Just before closing, your lender will send a Closing Disclosure document. This provides the final amount of cash to close based on the latest terms of your loan. Compare this amount to your initial Loan Estimate and check for any changes.

If you have inquiries or see inconsistencies, talk to your lender or loan officer immediately. They can clarify any modifications and help you feel assured about the ultimate cash-to-close figure.

How to Prepare Your Funds for Closing on a House

1. Get an Asset Review Before You Make Your Offer

  • Inform your loan officer in advance about which accounts and sources you plan to use.
  • This allows them to address any paperwork issues before closing deadlines.

2. Use Traceable Accounts

  • Keep your closing funds in accounts that are easy to track, such as checking, savings, investment, or retirement accounts.

3. Do Not Make Transfers

  • Using multiple accounts will require more statements and transactions for the underwriter to review, which can complicate the process.
  • Transfers are okay, but your lender needs to be able to track each one.

4. Document Everything

  • Keep copies of checks, deposit confirmations, wire receipts, gift documents, account statements, and sale records.
  • Do not assume these documents will be accessible later; save them as you receive them.

5. Ask for Instructions Before Accepting Gifts or Loans

  • Properly structured gifts or loans can help ensure an on-time closing, while incorrect handling may cause delays or prevent the transaction from closing.
  • Get instructions before accepting gifts or loans.

6. Keep a Financial Cushion

  • Avoid depleting all of your available accounts.
  • You will likely need funds after closing for moving costs, furniture, utilities, repairs, and other expenses.

7. Review the Closing Disclosure

  • Review the final Cash to Close amount and compare it to your most recent Loan Estimate.
  • If there are discrepancies, request a written explanation from your lender.
  • Make sure you understand how the settlement agent wants to receive your funds.
  • Closing funds are a common target for wire fraud.
  • Criminals can pretend to be your lender, title company, real estate agent, or lawyer and send you fake wire instructions.

Before You Send Any Money:

  • Initiate a phone call to the settlement agent using a number you personally confirm.
  • Verify the stated bank name, routing number, account number, and the wire recipient.
  • Avoid wire instructions that are only provided in an email.
  • Be cautious of any changes that are requested in a wire.
  • Initiate a call to your bank as soon as you realize that you have fallen for the wire scam.
  • The CFPB warns that wire instructions are sometimes changed at the last minute by scammers pretending to be real settlement agents.

What Happens if Closing Funds Cannot Be Verified?

The lender is likely to approve the mortgage, even without verification of one closing deposit, in the following situations:
  • If the unsupported deposit does not count toward closing
  • If a different verified account is used
  • If the original source of funds is verified
  • If a documented gift is received that meets the requirements
  • If the down payment is reduced
  • If the seller’s credits are revised to meet the requirements
  • If the funds are provided by other approved means
  • If the closing is postponed
Each situation depends on the specific loan program, purchase contract, available funds, underwriting findings, and the source of funds. Inform your loan officer of any issues promptly. Delaying notification until closing or final underwriting may jeopardize the transaction.

Cash to Close and Seasoned Closing.

Purchasing a home with a mortgage involves more than accumulating a specific sum. Lenders must also verify the source, availability, and eligibility of the funds. allowed.
The belief that all funds must remain in an account for 60 days is a misconception. Recent deposits may be acceptable if they originate from a verified source and are properly documented.
Do not make cash deposits, transfer funds, sell personal property, accept gifts, or obtain loans against property without first consulting your loan officer. Early communication can prevent delays and additional documentation requirements.
If you need help reviewing your cash-to-close or seasoned funds, reach out to Gustan Cho Associates at 800-900-8569 or gcho@gustancho.com.

Get Started Today

Understanding cash to close and seasoned funds for closing is essential for a smooth home-buying process. Preparing your funds in advance, documenting their sources, and working closely with your lender can make your path to homeownership easier and stress-free. If you need assistance, contact a loan officer to help you navigate the process and make sure you’re prepared for a successful closing.

Contact Us Today to get started on your journey to homeownership!

Frequently Asked Questions About Cash to Close and Seasoned Funds for Closing:

Can Cash-to-Close be from Multiple Bank Accounts?

Yes, you can use funds from as many approved accounts as needed. Your lender will review and document all accounts and transfers before closing. Using fewer accounts may simplify the process, but it is not required. They might. Lenders can ask for updated statements, transaction histories, and proof that your funds are still available. Final approval could depend on any new withdrawals, deposits, transfers, or if you’ve overdrawn your account.

Can a Co-Borrower Provide All the Cash to Close?

If your co-borrower is on the mortgage and has access to the verified account, they can provide some or all of the cash to close. The exact rules depend on your loan program, property type, and underwriting results.

Can I Use Cryptocurrency for My Mortgage Closing?

You can’t use virtual currency directly for your mortgage closing. For most conventional loans, you have to convert it to U.S. dollars and document the transaction before using it for closing costs, reserves, or your down payment. Maybe. Your lender might need proof that you can use the money. If the account owner isn’t a borrower, the lender may ask for a letter giving you permission to use the funds.

Can Business Funds Be Used Without Affecting Mortgage Approval?

You can use business funds, but taking out money could affect your business. The lender will look at your business finances and cash flow before deciding if the withdrawal is okay.

What Happens if My Bank Balance Drops Before Closing?

If your balance drops and you do not have enough for closing costs and reserves, it could cause issues. Always inform your loan officer before making significant purchases or withdrawals.

Do Seller Credits Allow the Buyer to Get Cash Back at Closing?

Seller credits typically cover certain closing costs and prepaid items, but there are limits. In most cases, they cannot provide cash back or cover your required contribution if your loan program does not permit it.

Why Did My Cash to Close Amount Change After an Update?

Your cash to close amount may change due to updates in prepaid items such as interest, insurance, or taxes, changes in escrow deposits, closing costs, discount points, appraisal fees, or modifications to your contract, seller credits, loan amount, or interest rate. Review any changes and request a detailed explanation from your lender.

What Does “Cash to Close” Mean?

Cash to close is the total amount of money you need to bring to closing day to complete your home purchase. This includes your down payment, closing costs, and any other fees.

What are “Seasoned Funds,” and Why do I Need Them for Closing?

Funds are considered seasoned when they have been in your bank account for at least 60 days. Lenders stipulate seasoned funds to verify that the money is yours and hasn’t been recently borrowed. Presenting cash to close along with seasoned funds demonstrates to lenders that you are financially secure.

Can I Use the Cash I’ve Saved at Home as Part of My Cash to Close?

No, lenders don’t accept cash saved outside a bank because it can’t be documented. To use it for cash to close and seasoned funds for closing, it should be in your bank account for at least 60 days before applying.

Why is it Important to Document All Sources of Cash to Close?

Lenders need a clear record of where your funds come from to confirm they’re legitimate. For cash to close and seasoned funds for closing, lenders accept sources like your paycheck, savings, or gifts, as long as you provide the necessary paperwork.

Can I Use Gift Funds for Cash to Close?

Yes, gift funds are allowed, but they must be documented. Your donor must provide a gift letter, proof of transfer, and sometimes bank statements to confirm the gift funds qualify as seasoned funds.

What Happens if I Make a Large Deposit Close to Closing Day?

If you make a large deposit—generally over 10% of your monthly income—your lender will ask for proof of where it came from. Documenting large deposits ensures they’re legitimate cash to close and seasoned funds for closing.

How Can I Avoid Issues with My Cash to Close Funds?

Start tracking and preparing your funds a few months before you apply for a loan. Avoid last-minute loans or moving cash between accounts, so your cash to close and seasoned funds for closing are well-documented and meet lender requirements.

Can I Use Money from a Recent Loan as Part of My Cash to Close?

No, lenders don’t accept funds from unsecured loans, payday loans, or cash advances as cash to close. They want to see that you have seasoned funds for closing to ensure financial stability.

What Should I do if My Cash-to-Close Amount Changes on Closing Day?

Your lender will provide a Closing Disclosure shortly before your closing date, outlining the final cash-to-close amount. Review it alongside your original Loan Estimate, and if you notice any discrepancies, request an explanation from your lender.

Why Do Lenders Care About “Seasoned Funds” for Closing?

Seasoned funds show lenders that your money is stable and hasn’t been borrowed last minute. This makes you a safer borrower because it shows that your cash to close and seasoned funds for closing are legitimate and reliable.

This Guide About “Cash To Close and Seasoned Funds for Closing by Borrower” Was Updated on July 26 , 2026.

Concerned About Cash to Close or Seasoned Funds for Your Mortgage? Let’s Work Together!

Contact us now for help preparing your cash to close and seasoned funds.

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Gustan Cho NMLS 873293 is the National Managing Director of Coast 2 Coast Mortgage Lending, LLC dba as Gustan Cho Associates NMLS 1657322. Gustan Cho and his team of loan officers are licensed in multiple states. Over 75% of the borrowers of Gustan Cho Associates (Gustan Cho Associates) are folks who could not qualify at other lenders due their lender overlays on government and conventional loans. Many mortgage borrowers and real estate professionals do not realize a mortgage company like Gustan Cho Associates exists. We have a national reputation of being a one-stop mortgage company due to not just being a mortgage company with no lender overlays but also offering dozens of non-QM and alternative financing loan programs. Any non-QM mortgage loan program available in the market will be offered by the team at Gustan Cho Associates. Our team of support and licensed personnel is available 7 days a week, evenings, weekends, and holidays.

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