Carlow University
Real Estate Discount Program

A mortgage broker shops your loan across multiple lenders to find the best rate and terms — a bank only offers their own products. At One Real Mortgage, we work with 30+ wholesale lenders, which means more options, more competitive pricing, and access to programs most banks don’t offer. If a bank says no, we often find a lender that says yes.

Pre-qualification is a rough estimate based on what you tell a lender — no documents, no credit check, no real commitment. Pre-approval is verified: income, credit, and assets are fully reviewed and a lender has conditionally committed to a loan amount. In Pittsburgh’s competitive market, pre-qualification alone won’t get your offer taken seriously. Pre-approval will.

In most cases, 24–48 hours once you submit your documents. We move quickly because delays in pre-approval cost buyers deals — especially in neighborhoods where well-priced homes move in days, not weeks.

Typically: two years of tax returns, recent pay stubs, two months of bank statements, and authorization for a credit check. Self-employed buyers may need additional documentation. Tony will walk you through exactly what’s needed based on your loan type and situation — no surprises.

Less than most people think. FHA loans start at 3.5% down, conventional loans can go as low as 3%, and VA loans require nothing down for eligible veterans. Pennsylvania buyers may also qualify for PHFA down payment assistance programs or City of Pittsburgh URA grants. We identify every program you qualify for before you commit to a down payment amount.

FHA loans can be approved with a credit score as low as 500 (with 10% down payment) or 580 for 3.5% down. Conventional loans typically require 620 or higher, with better rates for scores above 720. If your score isn’t where it needs to be yet, Tony offers credit counseling to help you get there — sometimes in as little as 60–90 days.

Both. If rates have dropped since you closed, a refinance can lower your monthly payment, shorten your loan term, or let you access equity you’ve built. We’ll run the math honestly — if it doesn’t make sense for your situation, we’ll tell you. When it does make sense, we move fast. Average clear to close: 17 days.

DSCR stands for Debt Service Coverage Ratio — a loan product for real estate investors where the property’s rental income qualifies the loan, not your personal W-2 or tax returns. If you’re a flipper, a portfolio builder, or a self-employed investor who’s hit the ceiling on conventional loans, a DSCR loan removes the biggest qualification roadblock. We’re one of the few local partners who specialize in this product.

Tony is actively licensed in 16 states: Alabama, Arizona, California, Colorado, Florida, Georgia, Illinois, Maryland, Michigan, New Jersey, North Carolina, Ohio, Pennsylvania, Texas, Washington, and Wisconsin. If you’re buying in a state not on that list, One Real Mortgage operates in 29 states total — we’ll connect you with the right loan officer on the team and handle the referral from our end.

It means the three teams that usually don’t talk to each other actually do. When you work with the Knox Team for real estate, One Real Mortgage for your loan, and One Real Title for closing, there’s one coordinated plan — fewer delays, fewer dropped balls, and a faster path to clear to close. In some cases, we close in as few as 15 days.

Yes — we put together a Pittsburgh First-Time Homebuyer Guide covering everything from credit prep to closing day, including transfer taxes, PHFA programs, and what inspections you actually need in this market. Download it free — look for the guide section on this page.