Buying a home anywhere in Santa Clara County is a serious financial move. Median prices in San Jose sit well above a million dollars, inventory moves quickly, and listing agents read the lender letter before they read the offer price. Rosalio Hernandez has been originating home loans in this market for years (NMLS 251093), and his job on a purchase is simple: get you a pre-approval that agents trust, match you to the program that costs you the least over time, and close on the date in the contract.
Most buyers come to Rosalio from Instagram, TikTok, or a referral from a realtor who has closed with him before. Many of them are first-generation buyers, many are bilingual households, and a lot of them have been told "no" somewhere else because of a self-employment file, a recent job change, or a down payment that is coming from family. Those are exactly the files that need a lender who will actually read them.
How the purchase process works with Rosalio
- Step 1: A short call. Ten to fifteen minutes on the phone or video. Rosalio asks about income, savings, credit, and what you want the monthly payment to feel like. No pitch.
- Step 2: Application and documents. You complete the secure online application and upload pay stubs, W-2s or tax returns, bank statements, and ID. Rosalio pulls credit once.
- Step 3: Real pre-approval. Not a pre-qualification based on what you typed. Rosalio reviews the file the way an underwriter would and issues a letter with a number you can actually close at.
- Step 4: Shopping and offers. When you find the house, Rosalio updates the letter to match the offer price, so you never show a seller more than you have to. He also calls the listing agent when it helps.
- Step 5: Lock, underwrite, close. Rate lock, appraisal, underwriting, and signing. Rosalio stays on the file through funding and tells you what is happening at every step.
What goes wrong when the lender is an afterthought
Weak pre-approval letters lose houses
In a multiple-offer situation, a listing agent will often call the lender directly. If the lender does not pick up, or cannot speak to the file, your offer gets discounted no matter how good the price is. Rosalio takes those calls and can tell the agent exactly where the file stands.
The wrong program costs real money
A buyer with 10% down who gets pushed into FHA when they qualify for conventional with lender-paid mortgage insurance can overpay by hundreds a month. A buyer with a jumbo balance who never hears about a piggyback structure might pay a higher rate for the whole term. Program selection matters more in the Bay Area than almost anywhere else because the loan amounts are bigger.
Surprises at closing
Appraisal gaps, HOA document problems, a missing gift letter, a credit inquiry the week before funding. These are predictable, and a lender who has closed hundreds of South Bay purchases knows to look for them in week one, not week four.
Who Rosalio works with on purchases
- W-2 employees, including tech workers with RSU and bonus income that needs to be documented correctly
- Self-employed buyers and 1099 contractors, using tax returns or alternative documentation where it fits
- Families buying with gift funds or co-borrowers
- Buyers moving up from a condo or townhouse who need the sale and the purchase coordinated
- Investors buying a second property or a 2 to 4 unit building
- Spanish-speaking households who want every document explained in their language
Where Rosalio lends
Based in San Jose, Rosalio works with buyers across Santa Clara County: San Jose, Santa Clara, Sunnyvale, Milpitas, Campbell, Los Gatos, Morgan Hill and Gilroy, plus Fremont, Hayward and the rest of the Bay Area. Licensed in California. The whole process can be done remotely, so you never have to drive to an office.
What you will need to get pre-approved
| If you are | Bring |
|---|---|
| A W-2 employee | Last 30 days of pay stubs, last two W-2s, two months of bank statements, photo ID |
| Self-employed | Last two years of personal and business tax returns, year-to-date profit and loss, two months of business bank statements |
| Using gift funds | A gift letter (Rosalio provides the template) and proof of the transfer |
| Receiving RSUs or bonuses | Vesting schedule or bonus history, usually two years |
Not sure which bucket you fall in? Run the affordability calculator to get a rough price range, then send Rosalio a note.
Questions people ask about purchase loans
How much do I need for a down payment in San Jose?
It depends on the program. Conventional loans go as low as 3% down, FHA is 3.5%, and VA is 0% for eligible veterans. On a typical San Jose price, most buyers Rosalio works with put between 5% and 20% down. The right number is the one that keeps your payment comfortable, not the biggest you can scrape together.
How long does pre-approval take?
Usually one business day once Rosalio has your documents. The online application takes about 15 minutes and the document upload is secure.
Does a pre-approval hurt my credit?
One mortgage credit pull has a small, temporary effect. Multiple pulls within a short shopping window are counted as one by the scoring models, so getting pre-approved does not stop you from comparing.
Can I buy with a job I just started?
Often yes. A new job in the same field with a signed offer letter is usually fine. Rosalio looks at the full picture, including education and work history, before telling you where you stand.
Do you work with buyers who speak Spanish?
Yes. Rosalio is bilingual and the whole process, from the first call to signing, can be done in Spanish. The Spanish version of this site has the calculators and contact form in Spanish too.
What areas do you cover?
All of Santa Clara County and the greater Bay Area, with a focus on San Jose, Santa Clara, Milpitas, Sunnyvale, Campbell, Morgan Hill and Gilroy. Rosalio is licensed in California.
Related: Refinance, First-Time Homebuyers, Loan Programs, or go back to the home page. Have a question that is not here? Send it to Rosalio.