Move-up
Departure-residence debt exclusion
Jumbo and Non-QM programs that take the old house payment out of qualification entirely.
Talk to Michelle or Krishen
Keller Williams Metro Atlanta
TheProgramsThis office uses
Lock a rate, buy down a payment, bridge the next house, or build from a lot. Six programs this office already writes — and a longer list if the file needs it.
THE PRODUCTShelf
Pick a situation. Cards that match a write-up below jump you there.
Equity
All-in-One
A 30-year line of credit with a sweep-checking account attached. Idle cash offsets the balance and stays available.
Bridge
Zero-interest bridge
Equity out before the old house sells. Buy first, move once, skip the sale contingency entirely.
Bridge
Bridge Reserve
A built-in reserve — up to the lesser of $35,000 or 3 months of departure-residence PITIA — so the old payment doesn't compete with the new one.
Bridge
Bridge / consumer debt payoff
Clear the debt that's holding the ratios down, using equity the borrower already has.
Bridge
Bridge / Elevate
Up to $35,000 for renovations, so the departing residence shows the way it should before it lists.
Self-employed
Non-QM — streamlined 1 year
One year of documentation instead of two. The borrower whose last two returns don't match the business.
Self-employed
Single Source Validation
One pull validates income, employment, and assets. Fewer conditions, fewer document chases.
Self-employed
AI income calculation
Complex self-employed income calculated up front, so you quote the real number on the first call.
Support
Underwriting help desk
A live desk for the file you're not sure about — before you structure it, not after it's kicked.
Jumbo
Jumbo to $5 million
Loan amounts to $5M. Above the standard ceiling, the scenario desk takes the call.
Jumbo
Delegated & non-delegated
Both channels in house, so the file goes where it actually gets approved.
Jumbo
Interest only & ARMs
Interest-only structures and adjustable terms for borrowers managing cash flow, not just rate.
Build
Renovation & lot loans
HomeStyle renovation and lot financing for the house that isn't finished — or isn't there yet.
Build
Construction
One-time close from construction through permanent financing, VA included.
Build
Construction two-time close
Separate construction and permanent closings when the builder's timeline calls for it.
Investor
Fix and flip
Short-term financing for the investor buying to renovate and resell.
Build
Future-value equity line
A second-lien line sized against the appraised value after the work is done, not before.
First-time
Down payment assistance
State and municipal DPA, including AHFA Step Up, Arizona is Home, and Georgia Dream.
First-time
Georgia Dream
Georgia's down payment assistance program, run in house rather than referred out.
First-time
100% AMI
Area median income programs for the buyer who earns too much for assistance and not enough for the payment.
Equity
Seconds & HELOC
Closed-end second liens and HELOCs, full doc, without disturbing a rate the borrower wants to keep.
55+
Reverse & HECM
Handled in house through Retire Secure, so the 62-year-old client never gets referred out.
Program availability varies by state, investor, and borrower qualification. All loans subject to credit approval.
0106
Lock &Shop
The rate is settled before the house is.
Highland can lock a rate for up to 90 days while the buyer is still touring. Offers write with a number they already have — not a guess about next week. If the market jumps, their payment does not. If they need more time, we talk through an extension instead of starting over.
In shortLock a rate for up to 90 days while you keep looking. The house can change. The rate does not.
How it is paid forNo seller credit required. Highland locks the rate on the file.
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TemporaryBuydowns
A lower payment when it matters most.
A 2-1 or 3-2-1 buydown trims the payment in the first years so more buyers clear the ratios. Seller, builder, or lender credits can fund it. The note rate is still the note rate — you are not rewriting the offer to make the payment work. After the buydown years, they step up to the full payment with a plan they already understood at contract.
In shortThe payment can drop for the first two or three years so more people qualify now — without rewriting the offer.
How it is paid forUsually the seller, the builder, or a lender credit. We say which one fits the contract.
0306
All-InOne
A mortgage that works more like a checking account.
All-In-One is a 30-year line of credit with a sweep-checking account attached. Idle cash sits against the balance and stays available. Borrowers who keep deposits moving — self-employed, investors, anyone with uneven months — feel the difference in interest and flexibility. It is the program people mention after the first close because it does not look like every other 30-year note.
In shortA 30-year line with a checking account attached. Idle cash lowers what you owe and stays available.
How it is paid forThe borrower. No seller concession required to make the structure work.
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The coreBook
ConventionalFHAVAUSDAJumbo
The core book, underwritten here.
Conventional, FHA, VA, and USDA live on the same desk — plus jumbo when the price crosses the ceiling. First-time, move-up, veteran, rural. Down-payment assistance when the file needs it. Processing and underwriting stay in-house, so a question does not wait on a third-party queue. One conversation instead of four lenders.
In shortConventional, FHA, VA, or USDA — one desk, underwritten here. The file does not get bounced to another lender.
How it is paid forDown-payment help when the file needs it — state or city programs we already run.
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BridgeLoans
Buy first. Move once. Sell on your clock.
A bridge lets the buyer write without a sale contingency. Equity comes out of the house they still own so they can close on the next one. Zero-interest and reserve options exist when the old payment would otherwise stack on the new one. The listing stays a listing — not a race against a purchase contract.
In shortWrite without a sale contingency. Equity comes from the house you still own so you can close on the next one first.
How it is paid forExisting equity in the current house. Zero-interest and reserve options when two payments would otherwise stack.
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Builders &Construction
Lot to keys, one lender.
Construction-to-perm, one-close and two-close, and a builders desk that already knows the spec sheet. Draws, inspections, and the permanent loan stay in one shop so the file does not bounce when the drywall goes up. New-home deals stop dying because the lender has never seen a construction addendum.
In shortLot to keys with one lender. Draws and the permanent loan stay in the same shop.
How it is paid forThe construction file — not a second lender when the drywall goes up.
Bring the fileDown the Hall.
A program question does not have to wait on a callback. Michelle and Krishen are already in the building.
Find the desk
315 West Ponce de Leon Avenue, Suite 100Decatur, GA 30030Highland Mortgage · on site at KW Metro. Text us — don’t hunt a generic inbox.