Joel Comp Factor @JoelCompFactor
Joel Comp (NMLS# 207973) GFS Home Loans an Equal Housing Lender link.me/thecompfactor 2822 N Loop 1604 W, SAT 78248 Joined January 2018-
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Down payment assistance programs are genuinely helpful. The way some of them are presented online is not. The Bank of America $17,500 is split into two separate pools, each with different structures and specific eligibility rules. The lender credit portion only applies to certain closing costs. If those costs do not add up to the maximum, you do not receive the maximum. Details matter. Always understand the full structure before you build a purchase plan around the headline number.
Self-employed mortgage myths that cost business owners every day. Two years of returns always required. False. Write-offs have no mortgage impact. False. Bank balance replaces income. False. Self-employed buyers pay higher rates automatically. False. The structure matters more than the amount. Also false when handled correctly. Which one did you believe before reading this?
Where does the money come from to fund a mortgage? Not the lender’s own cash. They use a line of credit to fund the loan then sell it after closing. The loan moves through the capital markets and ends up as a securitized bond held by pension funds and institutional investors. This is why mortgage rates follow bond markets, not the Fed directly. Did you know this is how residential lending actually works? Watch the full video explanation below ⬇️⬇️⬇️⬇️
Most buyers think the Feds sets mortgage rates, but it doesn’t. Your 30-year rate moves with the bond market, and inflation is what pushes it up. Joel breaks down where loan money actually comes from and why investors sell bonds when prices rise. Nobody can predict where rates go
Most veterans think the VA funding fee makes the loan more expensive. Run the math. One-time fee financed into the loan versus monthly mortgage insurance for years on a conventional loan. The VA loan wins by a wide margin almost every time. And veterans with a service-connected disability rating are typically exempt entirely. Did you know you might not owe it at all?
bizneworleans.com/first-time-hom… What it covers: NAR's 2025 Profile found first-time buyers fell to 21% of purchases, and the typical first-time buyer is now 40.
This isn't a sign to give up. It's a sign to get a plan. The buyers who win right now are the ones who start the conversation early. When did you first start thinking about buying?
Most buyers think the Feds sets mortgage rates, but it doesn’t. Your 30-year rate moves with the bond market, and inflation is what pushes it up. Joel breaks down where loan money actually comes from and why investors sell bonds when prices rise. Nobody can predict where rates go next, so know your numbers before you shop. If you’re buying in San Antonio, Joel can run those numbers with you. Watch “The Comp Factor” every Tuesday at 9 AM EST YouTube: bit.ly/453rZ9y Subscribe to: youtube.com/@JoelCompFactor
I have watched buyers beat cash offers with 5% down because the plan behind the offer was built and communicated correctly. Money is an advantage. A plan is a multiplier. The market rewards preparation not just capital. Are you showing up with the most money or the best strategy?
Most buyers say at least one of these five phrases during the home buying process without realizing what each one is costing them in negotiating power, loan stability, or financial outcome until the damage is already done.
Rates crossed 7% again. My honest take: the rate is the price of the money, not the price of the house. If rates drop later, a refinance may be an option. Overpaying for the house is forever. Which one are you waiting on?
Follow for more on how lenders and agents win together.
Closes on time. Every promise in the contract depends on it.
Agents, your lender can make you look like a hero or lose you the deal. Here's what a real lending partner does
The lowest rate isn't always the cheapest loan. Check the fees and points behind it. What's the first thing you look at on a loan quote?
You said you were going to wait for rates to get better. If you actually knew rates were dropping you would not need me you would be investing everything you have into that prediction. Nobody knows what rates will do. Not me. Not the Fed. Not anyone. Waiting for rates is timing the market. Timing the market always fails. Time in the market always wins. Are you still waiting or are you ready to make the decision?
Waiting for rates to drop sounded smart a couple of months ago, and now they’re sitting around 7.5%. Joel breaks down why trying to time the market fails, and what waiting actually costs you as home prices climb, competition comes back, and seller contributions disappear. He
Waiting for rates to drop sounded smart a couple of months ago, and now they’re sitting around 7.5%. Joel breaks down why trying to time the market fails, and what waiting actually costs you as home prices climb, competition comes back, and seller contributions disappear. He walks through how a seller can cover your closing costs and pay for a permanent rate buydown, for example, using 4% in seller credits to bring a 7.5% rate down a full point. He also covers negotiating repairs and your closing date while buyers hold the leverage, and if you’re buying in San Antonio, Joel will build the numbers so the payment fits your budget. Watch “The Comp Factor” every Tuesday at 9 AM EST YouTube: bit.ly/453rZ9y Subscribe to: youtube.com/@JoelCompFactor
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