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Author Archives: Tim Arrowood

VA Home Loans in the Tri-Cities 2026: Residual Income, Occupancy, and What Mountain Home and ETSU Veterans Should Check First

A VA loan can be one of the strongest financing options available to an eligible veteran, but eligibility alone does not guarantee approval. Before writing an offer, veterans in Johnson City, Kingsport, Bristol, and the surrounding Tri-Cities should have a lender review three important areas: remaining VA entitlement, the intended occupancy of the new home, …

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VA One-Time-Close Construction in the Tri-Cities 2026: What Veterans Should Ask Before the Slab

A lot of Tri-Cities veterans want to build, not fight for a 1980s ranch that needs a new roof. The file that actually funds is usually a VA one-time-close (OTC) construction loan: one underwrite, one closing, construction draws, then a permanent VA mortgage when the house is finished. It is not the same as a cash construction …

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THDA and Tri-Cities First-Time Buyers 2026: Down Payment Help for Johnson City, Kingsport, and Bristol

First-time buyers in Johnson City, Kingsport, Bristol, and Jonesboro often have income and credit that work – and not enough cash after earnest money, inspections, and a moving truck. THDA (Tennessee Housing Development Agency) is the state path that can put down-payment and closing-cost help on a first mortgage. It is not automatic, it has income and …

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The Ultimate Guide to Securing a Foreign National Mortgage in Johnson City, TN

The Ultimate Guide to Securing a Foreign National Mortgage in Johnson City, TN Understanding Foreign Buyer Mortgages: ITIN Loans and Visa Holder Options Purchasing a home or investment property in the United States as a non-citizen might seem like a complex process, but securing a foreign national mortgage is highly achievable with the right guidance. At The …

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The 2026 Tri-Cities Mortgage-Ready Playbook: Pre-Approval, Preferred Rate Options, and One-Time-Close Construction Clarity With The Arrowood Team

Every Tri-Cities buyer wants a clean closing and a rate that still makes sense after underwriting. In 2026, the difference between those two outcomes is almost never the first quote on a rate sheet. It is the shape of the file that arrives on the underwriter’s desk, and whether your lender actually understands how Johnson …

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equal housing opportunity NMLS CONSUMER ACCESS LINK: NMLS #1850

© 2024 American Pacific Mortgage Corporation. For informational purposes only. No guarantee of accuracy is expressed or implied. Programs shown may not include all options or pricing structures. Rates, terms, programs and underwriting policies subject to change without notice. This is not an offer to extend credit or a commitment to lend. All loans subject to underwriting approval. Some products may not be available in all states and restrictions may apply. Equal Housing Opportunity.

Refinancing may result in finance charges that may be higher over the life of the loan. Consult with your loan advisor for details.

Not available in New York. Licensed as Preferred Rate in AL, AZ, CA, CO, FL, GA, IL, IN, KS, KY, LA, MA, MD, MI, MO, MS, NC, OK, OR, TN, TX, VA, WA, and WI. Preferred Rate operates under American Pacific Mortgage in NV. AZ BK 1014819. CA #01215943. Regulated by the Colorado Division of Real Estate. Georgia Residential Mortgage Licensee. NV MB 164. Licensed under the Oregon Consumer Finance Act. OK MLO13426.

Licensed by the Illinois Department of Financial & Professional Regulation, Residential Mortgage License # MB.6761304 | James R. Thompson Center | IDPR – 555 West Monroe Street, 5th Floor Chicago, IL 60661 | (888) 473-4858

Licensed by the Dept of Financial Protection and Innovation under the CRMLA.

The Department of Financial and Professional Regulation (Department) evaluates our performance in meeting the financial services needs of this community, including the needs of low-income to moderate-income households. The Department takes this evaluation into account when deciding on certain applications submitted by us for approval by the Department. Your involvement is encouraged. You may obtain a copy of our evaluation. You may also submit signed, written comments about our performance in meeting community financial services needs to the Department.” (Source: P.A. 101-657, eff. 3-23-21.)

CONSUMERS WISHING TO FILE A COMPLAINT AGAINST A COMPANY OR A RESIDENTIAL MORTGAGE LOAN ORIGINATOR SHOULD COMPLETE AND SEND A COMPLAINT FORM TO THE TEXAS DEPARTMENT OF SAVINGS AND MORTGAGE LENDING, 2601 NORTH LAMAR, SUITE 201, AUSTIN, TEXAS 78705. COMPLAINT FORMS AND INSTRUCTIONS MAY BE OBTAINED FROM THE DEPARTMENT’S WEBSITE AT WWW.SML.TEXAS.GOV. A TOLL-FREE CONSUMER HOTLINE IS AVAILABLE AT 1-877-276-5550. THE DEPARTMENT MAINTAINS A RECOVERY FUND TO MAKE PAYMENTS OF CERTAIN ACTUAL OUT OF POCKET DAMAGES SUSTAINED BY BORROWERS CAUSED BY ACTS OF LICENSED RESIDENTIALMORTGAGE LOAN ORIGINATORS. A WRITTEN APPLICATION FOR REIMBURSEMENT FROM THE RECOVERY FUND MUST BE FILED WITH AND INVESTIGATED BY THE DEPARTMENT PRIOR TO THE PAYMENT OF A CLAIM. FOR MORE INFORMATION ABOUT THE RECOVERY FUND, PLEASE CONSULT THE DEPARTMENT’S WEBSITE AT WWW.SML.TEXAS.GOV.”

THE DEPARTMENT MAINTAINS A RECOVERY FUND TO MAKE PAYMENTS OF CERTAIN ACTUAL OUT OF POCKET DAMAGES SUSTAINED BY BORROWERS CAUSED BY ACTS OF LICENSED RESIDENTIALMORTGAGE LOAN ORIGINATORS. A WRITTEN APPLICATION FOR REIMBURSEMENT FROM THE RECOVERY FUND MUST BE FILED WITH AND INVESTIGATED BY THE DEPARTMENT PRIOR TO THE PAYMENT OF A CLAIM. FOR MORE INFORMATION ABOUT THE RECOVERY FUND, PLEASE CONSULT THE DEPARTMENT’S WEBSITE AT WWW.SML.TEXAS.GOV