Mortgage

 Buying a home is one of the most significant financial decisions most people will ever make. Mortgages are not just about interest rates or monthly payments. They are about timing, long-term planning, personal circumstances, and having the right guidance throughout the process.

I’m Valorey Salter, a licensed mortgage broker (NMLS #2160067), serving homebuyers across Alabama, Florida, and Louisiana. I work with clients in Alabama, Florida, with focuses mainly on my local community of Baldwin County, Mobile, Pensacola, and throughout Louisiana, providing clear, ethical mortgage guidance built around education, strategy, and trust.

This page is designed to help you understand the mortgage process, explore available loan programs, and see how different financing options may fit your goals.

What a Mortgage Broker Does

As a mortgage broker, my role is to help you navigate your home loan options and match you with a program that fits your financial picture. Unlike a single bank or direct lender, a mortgage broker works with multiple lending partners. This allows for more flexibility, especially for buyers with unique income situations, self-employed borrowers, or investors.

I guide clients through:

• Pre-approval and pre-qualification
• Loan program selection
• Documentation requirements
• Credit and income strategy
• Clear to close preparation

Mortgage services are provided through BN Mortgage Services, LLC (NMLS #2352456), and all loans are subject to underwriting approval, program guidelines, and applicable regulations.

Who I Serve

I work with a wide range of buyers and borrowers, including:

• First-time homebuyers
• Relocating buyers
• Self-employed individuals
• Business owners
• Real estate investors
• Buyers using USDA, VA, FHA, and conventional loans
• Clients using alternative income documentation such as bank statements
• Investors seeking DSCR loans

Whether you are purchasing your first home, expanding your real estate portfolio, or navigating income that does not fit neatly into a traditional W-2 box, my role is to help you understand your options and move forward with confidence.

Areas I Serve

I provide mortgage services across multiple states, with a strong focus on:

• Baldwin County, Alabama
• Robertsdale, Alabama
• Foley, Alabama
• Fairhope, Alabama
• Daphne, Alabama
• Mobile , Alabama
• Pensacola, Florida
• Louisiana (statewide)

Serving multiple markets allows me to help clients relocating across state lines, purchasing second homes, or investing in different regions.

Loan Programs Offered

Every borrower’s situation is different. Below is an overview of common loan programs I help clients explore.

Conventional Home Loans

Conventional loans are one of the most common mortgage options and are not insured by a government agency. These loans often work well for borrowers with stable income, solid credit, and documented employment history.

Conventional loans may offer:

• Competitive interest rates
• Flexible term options
• Options for primary residences, second homes, and investment properties

FHA Home Loans

FHA loans are insured by the Federal Housing Administration and are designed to help buyers with lower down payment funds or credit challenges.

FHA loans can be a good option for:

• First-time homebuyers
• Buyers rebuilding credit
• Buyers with limited savings

VA Home Loans

VA loans are available to eligible veterans, active-duty service members, and qualifying spouses. These loans are backed by the Department of Veterans Affairs.

VA loans may offer:

• No down payment options
• Competitive rates
• Flexible credit guidelines

USDA Home Loans

USDA loans are designed for eligible rural and suburban areas and offer financing options with little to no down payment for qualified buyers.

USDA loans are commonly used in rural and suburban areas. Address must be eligible. Verify USDA Eligibility Map.

These loans are popular with first-time buyers seeking affordability without sacrificing quality of life.

Self-Employed and Alternative Income Loans

Not everyone fits into a traditional W-2 income model. Many of my clients are self-employed, business owners, or contractors whose tax returns do not reflect their true cash flow.

Bank Statement Loans

Bank statement loans allow qualified borrowers to use personal or business bank statements to verify income rather than traditional tax returns.

These loans are often used by:

• Self-employed borrowers
• Entrepreneurs
• Small business owners
• Independent contractors

While bank statement loans may have different guidelines than conventional financing, they can provide an excellent path to homeownership for the right borrower.

DSCR Loans (Debt Service Coverage Ratio)

DSCR loans are designed for real estate investors and focus on the property’s income rather than the borrower’s personal income.

DSCR loans typically:

• Use rental income to qualify
• Do not require traditional income documentation
• Are popular for investment properties and short-term rentals

These loans can be an effective option for investors expanding their portfolios while maintaining flexibility.

First-Time Homebuyers

First-time homebuyers often feel overwhelmed by the mortgage process. My approach focuses on education and preparation so buyers understand what to expect before making decisions.

I work closely with first-time buyers to:

• Review credit and income
• Explore down payment options
• Understand monthly payments and long-term costs
• Build a clear plan from pre-approval to closing

The Mortgage Process

While each loan is unique, the mortgage process generally includes:

• Initial consultation
• Pre-approval review
• Loan program selection
• Application and documentation
• Underwriting
• Clear to close
• Closing day

Clear communication at each step helps reduce stress and avoid surprises.

Why Work With Me

With a background in marketing, communication, and community building, my approach to mortgages is rooted in clarity and trust. I believe informed borrowers make better decisions, and my role is to guide rather than pressure.

I work with clients who value:

• Honest communication
• Strategic planning
• Ethical guidance
• Long-term financial perspective

Let’s Get Started

If you are considering buying a home, investing in real estate, or exploring mortgage options across Alabama, Florida, or Louisiana, I would be happy to help you navigate the process.

Whether you are a first-time homebuyer, self-employed borrower, or seasoned investor, the goal is the same. Create clarity, build confidence, and move forward with a plan that fits your life.

Compliance Disclosure

Valorey Salter is a Mortgage Loan Originator (NMLS #2160067).

Mortgage services are provided through BN Mortgage Services, LLC (NMLS #2352456).

Licensed in Alabama, Florida, and Louisiana.

Equal Housing Opportunity.

Not a commitment to lend. All loans subject to underwriting approval, program guidelines, and applicable laws.