BTG # 17 with Amanda Blalock: Zero-Down Options, Soft Pulls, and Real-World Strategies to Win Offers
Beyond the Guidelines with Amanda Blalock: Zero-Down Options, Soft Pulls, and Real-World Strategies to Win Offers
Episode recap: This week on Beyond the Guidelines, we sat down with Amanda Blalock, a loan officer with more than two decades of hands-on mortgage experience. She walked through what buyers and agents get wrong, how to set up a file to win in multiple-offer situations, and the lesser-known loan programs that open doors for first-time buyers, self-employed borrowers, and investors.
Key takeaways
You don’t need 20% down. Viable paths exist at 10%, 5%, 3%, and even 0% depending on eligibility.
A soft credit pull lets you plan 3 to 9 months ahead without a hard inquiry.
Pre-qual, pre-approval, and TBD/conditional approval are not the same, and understanding the difference can help you close sooner and win offers.
Local brokers bring pricing access, speed, and accountability that big banks and national call centers struggle to match.
Non-QM programs like Bank Statement, 1099, and DSCR can fit real-life income patterns for self-employed borrowers and investors.
Meet Amanda Blalock
Amanda entered the business in 2002 after earning a finance degree in Alabama. She “tried to leave” a couple times, but like many of us who love the mix of numbers, strategy, and people, she came back. Today she focuses on helping clients map a clear path from where they are to where they want to be, whether that takes 30 days or a full year.
“Being around the numbers, the game, and learning the programs is what I thrive on.”
The biggest misconception: fear of getting started
A lot of would-be buyers sit on the sidelines because they assume they won’t qualify, or they worry the process will be expensive before they’re ready. The fix is simple:
Start with a conversation. It costs nothing to talk through your timeline and goals.
Use a soft pull. We can review your credit without a hard inquiry when you’re still months away.
Build a plan. If you’re close but not quite ready, we map steps for 3, 6, or 12 months so you know exactly what to do.
Think of it like training for a race. You don’t pay to run the marathon today. You start with a plan you can follow.
How much do you really need for a down payment?
The 20% rule is old advice. Yes, some buyers choose to put more down for payment comfort or to avoid mortgage insurance. Many others don’t need to.
0% possibilities exist for eligible loans and buyers
3% to 5% down is common for first-time buyers
10%+ if it fits your budget and goals
The point is choice. A good mortgage strategy balances monthly payment, cash to close, and long-term plans.
Soft pull vs hard inquiry: why timing matters
If you plan to buy in 6 to 9 months, a soft pull is your friend. It allows us to:
Check credit health and opportunities to improve
Outline program options
Give you a budget range
Protect your score while you prepare
You can do the important work early without the stress of a hard inquiry too soon.
Pre-qual, pre-approval, and TBD/conditional approval
Not all green lights carry the same weight in a competitive market.
Pre-qualification: Application reviewed, income and assets not yet documented. A quick “you look good” that helps start a search.
Pre-approval: Documents reviewed and run through underwriting standards. Stronger than pre-qual.
TBD/Conditional Approval: Full underwrite before you have a property address. The file is essentially ready, pending appraisal and title on the property you choose.
Why it matters: A TBD approval can shave 7 to 10 days off the timeline and gives your agent a stronger story to tell the listing side. It can be the difference in a multiple-offer situation.
A real-world save: the condo that “couldn’t be done”
Amanda shared a recent condo deal near Birmingham that was falling apart somewhere else. The issue wasn’t the borrower. It was local knowledge, including how to handle the condo questionnaire and project details. With the right approach and relationships, her team closed the loan in about 11 days.
Moral of the story: when a lender understands the local rules, the property types, and the people involved, simple problems stay simple.
Why a local broker often wins on price, speed, and service
Banks are great at a lot of things. Mortgages are just one product on a long list. Independent brokers live and breathe this one category and can shop across many lenders.
What that means for you:
Pricing access: We can compare multiple investors to find a strong rate and fee mix.
Speed: The team talks daily. Underwriting, processing, and closing are inside the same huddle.
Communication: You won’t chase updates. We reach out before you need to ask.
You are not a number. You are the plan we’re working.
Beyond the big four: programs many buyers overlook
Everyone knows FHA, VA, USDA, and Conventional. Many buyers and agents don’t realize how much flexibility exists beyond those.
Bank Statement loans for self-employed borrowers who show strength through deposits instead of tax returns
1099 borrower programs that account for contract income
DSCR loans for rental properties that qualify based on the property’s cash flow, not the borrower’s personal income
Other Non-QM solutions that fit real income patterns and investment strategies
If you’ve said “I make money but it doesn’t show up neatly on paper,” there may be a path.
For agents: communication that makes you look good
Agents care about two things: certainty and clear updates. Our process is built to deliver both.
Co-branded status updates by text and email at key milestones
Consistent communication with buyers, listing agents, and title
A team that answers fast and puts you in the loop
A reputation for hitting deadlines
You focus on negotiating and serving your clients. We keep the lending side smooth and predictable.
How to get started
Book a quick consult. Share your timeline and goals.
Do a soft pull. Get a read on your credit without a hard inquiry.
Pick a plan. Choose the program and path that match your budget and the way you earn income.
Move with confidence. When you find the house, your financing is already dialed in.
FAQs
Do I need perfect credit to start?
No. That is exactly why we start with a soft pull and a plan. Many buyers improve their position in a few months.
Is zero down really possible?
Yes, depending on the program and eligibility. We also help you weigh closing costs, payment comfort, and cash reserves.
What if I’m self-employed and my tax returns look light?
Bank Statement, 1099, and other Non-QM programs are designed for that reality. Let’s review deposits and business history.
Why would a TBD approval help my offer?
It gives the seller confidence. Your income and assets are fully underwritten, so the only variables left are the property and standard title work.
Final word
Buying a home or scaling an investment portfolio is a lot easier when you work with people who live in the details every day. Amanda Blalock’s advice is simple: start the conversation, even if you’re months out. With the right plan, you can protect your credit, choose the right program, and show up with an approval that helps you win.
Ready to talk strategy?
Creative 1st Mortgage serves clients across Florida, Alabama, Minnesota, Kentucky, and Texas. Programs and eligibility vary by borrower and property. All loans subject to underwriting approval.
