Updated · Mike Certo, NMLS #260555
Texas Real Estate Agent Lender Partner
Texas real estate agents serve one of the largest, fastest-growing markets in the country. Texas-specific deal friction — Section 50(a)(6) home-equity rules, high property tax escrow, large jumbo and VA buyer populations — requires a lender who actually knows Texas. Mike Certo helps Texas agents close the deals other lenders walk away from.
Why Texas real estate agents refer to Mike
- CCBS rescue: Buyer's offer is Contract Contingent on Buyer Sale. Mike's bridge structure removes the contingency.
- Self-employed Texas buyers: NonQM bank statement, P&L only, asset qualifier — Texas has high self-employed buyer concentration in Austin, Houston, and Dallas metros.
- Jumbo Texas buyers: Full-doc, alt-doc, super-jumbo, Medical Professionals jumbo for Texas physicians (UT Southwestern, Houston Methodist, Texas Medical Center, MD Anderson).
- VA buyers: Texas has one of the largest veteran populations — Joint Base San Antonio, Fort Cavazos, Naval Air Station Corpus Christi, and many more. Mike has high VA loan experience.
- Investor and STR financing: DSCR financing for Texas rental property.
- Section 50(a)(6) coordination: Texas-specific cash-out rules — Mike understands and explains the 80% LTV cap, 12-day rule, 2% fee cap.
- Property tax escrow planning: Texas property tax shock is real. Mike helps buyers plan for first-year escrow + reassessment.
Texas property tax planning playbook
Texas has no state income tax — but it has some of the highest effective property tax rates in the US (often 1.5-3%). For agents helping buyers:
- First-year tax escrow estimate often uses prior owner's assessed value
- After homestead exemption (filed by April 30 of the year after purchase), tax may decrease
- Reassessment can increase taxes — Texas has 10% annual cap on homestead value increase
- Mike sets buyer expectations on this — first-year payment vs ongoing
Texas VA deal specifics
Texas has the second-largest veteran population in the US. Major military installations include:
- Joint Base San Antonio (Lackland, Randolph, Fort Sam Houston)
- Fort Cavazos (formerly Fort Hood) in Killeen — Army III Corps
- Naval Air Station Corpus Christi
- Sheppard Air Force Base In Wichita Falls
- Naval Air Station Kingsville
- El Paso area — Fort Bliss
Mike handles VA refinance, IRRRL, VA cash-out, and VA purchase loans across all Texas VA-eligible scenarios.
RESPA-compliant co-marketing
Mike co-markets with Texas real estate agents in RESPA-safe ways:
- Joint educational content (with proper attribution)
- Shared community engagement (open houses, agent-buyer education)
- Appropriate fair-market-value cost-sharing arrangements documented per RESPA standards
What we do NOT do: kickbacks, things of value in exchange for referrals, or any arrangement that violates RESPA Section 8.
Communication expectations
- 20-minute initial scenario review (not a 5-day callback)
- Pre-approval letters in 3-7 days after document submission
- Direct loan-officer access throughout the file — not a call-center experience
- Real-time loan status updates so agents know where each file stands
- Coordination with Texas title companies and Section 50(a)(6) cash-out timing
Submit a scenario
If you have a Texas buyer scenario you'd like Mike to review, submit through the form below or call. Most scenarios get a yes/no/maybe answer within the 20-minute initial call.
Related
FAQ
Does Mike work with all Texas real estate agents?
Yes. Mike works with any Texas real estate agent representing a buyer who needs Cornerstone financing. No exclusive arrangements required.
Does Mike understand Texas 50(a)(6) cash-out rules?
Yes — Mike walks borrowers through the 80% LTV cap, 12-day waiting period, 2% fee cap, exclusivity, and other constitutional rules. See our Texas 50(a)(6) guide.
How fast can Mike issue a pre-approval letter on a CCBS rescue?
Typically 3-7 days after complete buyer documents arrive.
Does Mike work statewide Texas or just specific regions?
Statewide. Mike has worked files in Houston, Dallas/Fort Worth, Austin, San Antonio, El Paso, Corpus Christi, and rural Texas.