--- title: "Home" url: https://loanswithjohnk.com/ date: 2026-08-27 modified: 2026-11-07 lang: en author: "John Kleopoulos" description: "✨ Local Trust. National Reach. A mortgage should feel stress-free I am John Kleopoulos, a licensed mortgage loan originator. No call center, no rate games, no getting handed off. Just..." word_count: 2166 --- # Home ## Key Takeaways - John Kleopoulos, a licensed mortgage loan originator, offers one point of contact from application to close, with no call center and no handoffs. - Loans with John K gives access to 240+ lenders and a Best Price Guarantee that pays $2,000 if another offer can't be beaten, available in all states except Washington. - The CFPB (2024) found almost half of borrowers, 50%, never compare lenders, and Federal Reserve researchers found identical borrowers can pay up to $6,500 more in upfront costs. - A rate gap of just over $100 a month adds up to $36,000+ over a 30-year mortgage, and a 2026 Bankrate study found 87% of Americans who got a mortgage in 2025 paid more than necessary. - DSCR loans qualify on the property's rental income instead of personal income, and bank-statement and asset-based programs serve self-employed borrowers whose tax returns understate earnings. # ✨ Local Trust. National Reach. ## A mortgage should feel stress-free I am John Kleopoulos, a licensed mortgage loan originator. No call center, no rate games, no getting handed off. Just a real person who explains your options honestly and stays with you from the first question to the closing table. [ Let's Talk ](https://loanswithjohnk.com/book-a-call/) No credit pull. No obligation. I’ll get back to you personally — same day. ⭐ Backed by Loan Factory’s 21,000+ five star reviews - Your loan, handled ### Less Stress Pre-approvalDone Lender shoppingDone ClosingThis week One point of contact, application to close. Rate comparison ### More Clarity Bank ABank BBank CBank DYours Your rateLowest Plain-language comparisons, up front. Direct line, no call center ### Confidence Offer accepted!! What now? Sat 9:42 PM Congrats! Locking your rate tonight — calling you in 10. Sat 9:44 PM Text or call me directly — 7 days a week. ## 240+ lenders. All competing for you. ## What's Actually Different Here ### Why Shopping Multiple Lenders Actually Matters Not company talking points — independent research. ##### 50% #### Never Find Out The CFPB found that almost half of borrowers don't compare lenders at all — meaning they never learn if they got the better deal or the worse one. (CFPB, 2024) ##### $6,500 #### The Cost of Not Shopping Federal Reserve researchers found identical borrowers, on identical loans, on the same day, can pay this much more in upfront costs — just for picking the wrong lender first. (Federal Reserve research, Bhutta, Fuster & Hizmo) ##### $36,000+ #### Over the Life of the Loan A rate gap of just over $100 a month — which Urban Institute researchers found is common between identical borrowers — adds up to tens of thousands of dollars over a 30-year mortgage. (Urban Institute analysis of federal loan data) ##### 87% #### Overpaid Last Year A 2026 Bankrate study found 87% of Americans who got a mortgage in 2025 paid more than necessary — including the majority of well-qualified conventional borrowers. (Bankrate, 2026) ![](https://loanswithjohnk.com/wp-content/uploads/2026/08/0374.jpeg) Best Price Guarantee # We put our money where our mouth is. If we can't beat another offer, you'll receive **$2,000**. [Terms & Conditions](https://www.loanfactory.com/best-price-guarantee) Available in all states except Washington. ## Mortgage Options ### What You are Looking to Do Whether you are buying your first place, lowering a payment, or growing a rental portfolio — here's where to start. 01 ## Buy Find the right loan for your first home, your next home, or anything in between — VA, FHA, conventional, and more. [ Learn More ](https://loanswithjohnk.com/mortgage-options/buy/) 02 ## Refinance Lower your payment, pull out cash, or tap your equity — with the real math shown before you decide anything. [ Learn More ](https://loanswithjohnk.com/mortgage-options/refinance/) 03 ## Invest Financing built for rental and investment properties, including loans that qualify on the property's income. [ Learn More ](https://loanswithjohnk.com/mortgage-options/invest/) ## Jumbo · Investors · Business Owners ### Is your bank's offer really the best one? Every lender sets its own pricing and guidelines for jumbo, investor and self-employed loans. Your bank is quoting from its own rate sheet, not the market's, and on a $1 million loan, a quarter-point adds up to roughly $59,000 over 30 years. --- ### Where a single lender falls short --- ### "My bank already gave me a rate." That's one quote from one rate sheet. Measuring it against 240+ lenders is how you find out whether it's competitive, and the Best Price Guarantee backs it. --- ### "My tax returns understate what I earn." Write-offs are smart for taxes and costly for conventional underwriting. Bank-statement and asset-based programs can qualify you on what you actually have. --- ### "I'm buying in an LLC or growing past 10 properties." DSCR loans qualify on the property's rental income, not your personal income. Many lenders allow LLC closings, and some go beyond the 10-financed-property cap conventional loans impose. --- ### "I need to move fast." Waterfront and high-end listings don't wait. A strong pre-approval and one direct line to the person handling your file mean you're not losing the house to a slow bank. --- ![](https://loanswithjohnk.com/wp-content/uploads/2026/08/IMG_9157-2-e1788178720725.jpg) [ Let's Talk ](https://loanswithjohnk.com/book-a-call/) ## Our Approach ### Not sure where to start? That's normal. If you feel behind or confused, you're not. Almost everyone is. Most people I talk to think everyone else has this figured out. They don't. Nine out of ten buyers don't fully understand closing costs. Most think they need 20% down — most programs don't require anywhere near that. If your credit isn't perfect, or your income doesn't come from a simple W-2, that's not a disqualifier, it's just a starting point for the conversation. There's no dumb question here, and no judgment about where your finances stand today. #### Not Enough Savings? Common. Most buyers think they need 20% down. Most programs don't come close to requiring that — some need as little as zero. #### Imperfect Credit? Also Common. Your credit isn't a locked door. It's one factor among several, and there's usually a path even if it's not where you want it to be. #### Self-Employed Income? Still Counts. Bank-statement and asset-based programs exist for exactly this. Non-traditional income isn't a disqualifier — it just needs the right kind of loan. ## Run your own numbers Estimate a monthly payment, or get a feel for what might fit your budget. Either way — these are educational estimates, and when you want a real number, I'll base it on your actual file. Monthly Payment What Fits My Budget? Home price $ Down payment % $ $ % = $20,000 down (5%) Loan term 30 years 20 years 15 years Interest rate — enter any rate to test % I'll give you a real rate once we talk — based on your actual file, not an ad. Add taxes, insurance & HOA Property tax (yearly) $ Homeowners insurance (yearly) $ Florida insurance varies a lot by roof age and flood zone — get a quote during inspection. HOA or CDD dues (monthly) $ Mortgage insurance (monthly) $ VA loans: none. Conventional: drops at 80% equity. FHA: depends on down payment. Calculate payment Estimated monthly payment $— Enter an interest rate to see your estimated payment. I'll give you a real quote once we talk — based on your actual file. [Get a real quote →](https://loanswithjohnk.com/book-a-call/) Estimated monthly payment $0 /month [Get pre-approved →](https://loanswithjohnk.com/book-a-call/) Estimates only, for illustration. Not a commitment to lend or a quote. Taxes, insurance, HOA, and mortgage insurance vary by property, location, credit, and program. Gross annual household income — before taxes $ Stays on this page — nothing you type here is saved or sent anywhere. Monthly debt payments — car, cards, student loans $ Minimum payments only. Don't include rent — this estimate replaces it. Down payment you'd use $ Whatever amount feels realistic — assistance programs may add to this. Loan term 30 years 20 years 15 years Interest rate — optional, unlocks a price estimate % Without a rate you'll still see a payment range. With one, you'll also see an estimated price range. Show my range Comfortable payment range $— Enter your income to see what typical guidelines suggest. This is an educational estimate — not a qualification decision. Many people are surprised what actually fits. [Get a real answer →](https://loanswithjohnk.com/book-a-call/) What typical guidelines suggest Comfortable monthly payment $0 – $0 Based on general industry guidelines — roughly 28–36% of gross income toward housing, factoring in your other debts. Total payment including taxes & insurance. Estimated home price range $0 – $0 Rough estimate assuming ~75% of the payment goes to principal & interest (the rest to taxes, insurance & more), plus your down payment. Actual numbers vary by property and program. These are general guidelines, not a decision about you. Some programs allow more flexibility, some situations call for less — the real answer comes from a real conversation. [See what actually fits →](https://loanswithjohnk.com/book-a-call/) Educational estimate based on general debt-to-income guidelines. Not a quote, pre-qualification, pre-approval, or commitment to lend. Actual loan amounts depend on a full review of credit, income, assets, property, and program guidelines. Nothing entered here is stored or transmitted. ## How It Works ### No surprises. No judgment. Just five honest steps. Here's exactly what happens when you reach out — nothing hidden, nothing you're not ready for. #### Talk Tell me where you're at, no matter how messy it feels. Credit questions, income questions, "I don't even know where to start" questions — all fair game, all judgment-free. #### Understand I explain your real options in plain English — including the ones you didn't know existed. No jargon, no lecture about what you "should" have done differently. #### Decide, on your timeline Ready now or ready in six months — I'm not going anywhere either way. There's no pressure to move faster than you're comfortable with. #### Get pre-approved Once you're ready, I get you a real pre-approval letter — one agents actually take seriously. #### Close, without the runaround I coordinate with your agent, title, and underwriting, so closing day is the easy part, not the scary part. ### Even If You Are Months Away #### Talk to me early. Even if you're not ready yet. The best time to talk to me isn't when you're ready to apply. It's before you start looking. If you're still a few months out, still saving, still deciding whether now is the right time — that's exactly when a conversation helps most. No pressure to move faster than you want to. ## A company you can trust. You work with me directly. Behind me is Loan Factory, one of the largest mortgage brokers in the country. 48 states Licensed nationwide If you move, PCS, or buy out of state, your loan options can come with you. Since 2006 20 years in business Through every rate cycle and market shift since before the 2008 crash. $16.6B+ In loans funded More than 45,000 closed loans for homeowners and investors. Company figures for Loan Factory, Inc. (NMLS #320841), per [loanfactory.com](https://www.loanfactory.com/about-us). Funded volume and closed loans are cumulative, 2008–2025. Not licensed in CT or NY. ## Why Work With Me ### Personal Attention, Backed by More Than Any Local Shop Can Offer Alone A bank hands you its own rate sheet. A local shop can only offer what's on their limited shelf. A big call-center lender means a queue, a ticket number, and a script built to close volume — not your situation. I work through Loan Factory's network of 240+ lenders, so you get the leverage of a national platform and the attention of one person who actually knows your file. Your loan gets measured against all 240+ offers — and since I am paid the same no matter which lender you land with, my only job is finding what's actually right for you. [ See FAQs ](https://loanswithjohnk.com/resources/faq/) #### More Doors Open With 240+ lenders in the network, a decline from one doesn't mean a decline everywhere. Different lenders, different guidelines — I find the one that fits. #### No Hidden Incentive I'm paid the same regardless of which lender you choose. That means the only thing I'm optimizing for is what's actually right for you. #### Actually Reachable Evenings, weekends, whenever you need me. You get a person, not a queue and not an inbox that goes quiet after you sign. ![](https://loanswithjohnk.com/wp-content/uploads/2026/09/homes-linked-v5.svg) Loan Factory's advanced proprietary AI helps you get the strongest possible outcome.  ![](https://loanswithjohnk.com/wp-content/uploads/2026/09/lenders-compete.svg) ##### One Less Thing to Carry You are not juggling lenders, phone calls, and paperwork on your own. I carry that part. ![](https://loanswithjohnk.com/wp-content/uploads/2026/10/HS-1-768x957.jpg) ![](https://loanswithjohnk.com/wp-content/uploads/2026/08/Shield-Icon.png) Industry Expert Lender ALower rate Lender BLower fees Lender CNo points Lender DFaster close Lender EVA specialist Lender FDSCR 240+lenders competing ## Straight Answers, Written Down ### Real questions buyers ask me, answered in plain English Browse a few recent articles below, or see everything in [Learn](https://loanswithjohnk.com/resources/learn/). VA & Military #### VA Funding Fee, Explained (and Who Doesn't Pay It) What the funding fee actually costs, who's exempt, and how it factors into your loan. [ Read the article ](https://loanswithjohnk.com/2026-va-funding-fee-rates-exemptions-when-5-down-beats-zero-down/) - First-Time Buying #### Florida Down Payment Assistance in 2026: Every Program to Know The Florida and Brevard programs that can help cover your down payment — most buyers never find out these exist. [ Read the article ](https://loanswithjohnk.com/florida-down-payment-assistance/) ## Client Testimonials ### Loan Factory has 21,000+ five-star reviews. That's not a coincidence. That's the platform behind me. Now it's your turn.  "John is a miracle worker! I honestly never thought I would qualify for a loan, but he worked his magic and made the numbers work for me. I am so grateful for his expertise and persistence. If you think you can't get approved, call John. THANK YOU!" #### Jira S. ##### Google Review "I bought 3 investment properties with John. His tenacity stood out to me. He always tried to find a way to make things work even when all the odds seemed to go against us. Im impressed with him" #### Andy H. ##### Google Review "John is absolutely amazing!! He is incredibly helpful, professional, and always goes above and beyond to make sure everything is taken care of. His dedication, and positive attitude really stand out!" #### David V. ##### Google Review ![](https://loanswithjohnk.com/wp-content/uploads/2026/10/Cloud-6.jpeg) ## Ready to Begin? ### You don't need perfect. You need honest. A 15-minute call costs you nothing and commits you to nothing. Let's find out which option is best for you. [ Let's Talk ](https://loanswithjohnk.com/book-a-call/) #### No pressure #### No judgment #### Speak to a real person ## Frequently Asked Questions **Q: Is it really worth shopping around for a mortgage instead of just using my bank?** A: Shopping matters because your bank quotes from its own rate sheet, not the market's. A CFPB study from 2024 found almost half of borrowers never compare lenders, so they never learn if they got a good deal. Federal Reserve researchers found identical borrowers on the same day can pay up to $6,500 more in upfront costs. John Kleopoulos compares your loan against 240+ lenders through Loan Factory. You can [get a real quote](https://loanswithjohnk.com/book-a-call/) to see how your bank's offer measures up. **Q: How much can a small rate difference cost me over a 30-year mortgage?** A: A gap of just over $100 a month adds up to $36,000+ over a 30-year loan, and Urban Institute researchers found gaps like that are common between identical borrowers. On a $1 million jumbo loan, a quarter-point difference is roughly $59,000 over 30 years. The practical takeaway is that a rate that looks close can still be expensive, so get multiple offers before you commit. Loans with John K measures your quote against 240+ lenders. **Q: My tax returns show low income because of write-offs. Can I still get a mortgage?** A: Write-offs help at tax time but hurt conventional underwriting, since the loan looks at reported income. Bank-statement and asset-based programs can qualify you on what you actually have instead. John Kleopoulos says non-traditional income isn't a disqualifier, it just needs the right kind of loan. Because Loan Factory's network has 240+ lenders with different guidelines, a decline from one lender doesn't mean a decline everywhere. [See what actually fits](https://loanswithjohnk.com/book-a-call/). **Q: Can I buy a rental property through an LLC, or finance more than 10 properties?** A: DSCR loans qualify you on the property's rental income, not your personal income, which is why they suit investors. Many lenders allow LLC closings. Conventional loans cap you at 10 financed properties, but some lenders in the network go beyond that cap. Loans with John K offers financing built for rental and investment properties, so if you're scaling a portfolio, start with the [Invest options](https://loanswithjohnk.com/mortgage-options/invest/). **Q: Do I really need 20% down to buy a house?** A: Most people think so, but most programs don't come close to requiring 20% down, and some need as little as zero. VA loans are one example, and the page also lists FHA and conventional options. The 20% figure matters mostly for mortgage insurance, since conventional mortgage insurance drops at 80% equity, while VA loans have none. John Kleopoulos can match you to a program based on your savings. Details are on the [Buy page](https://loanswithjohnk.com/mortgage-options/buy/). **Q: Will imperfect credit stop me from getting approved?** A: Credit is one factor among several, not a locked door. John Kleopoulos says there's usually a path even if your credit isn't where you want it. Different lenders have different guidelines, so one decline doesn't rule out everyone. Talking early helps most, since you can learn what to fix and when. A conversation with Loans with John K carries no credit pull and no obligation, and you can [book a call](https://loanswithjohnk.com/book-a-call/). **Q: Does the loan officer's pay change which lender I get steered to?** A: John Kleopoulos is paid the same no matter which lender you land with, so there is no hidden incentive pushing you toward a particular one. That matters because the job becomes finding the best fit across Loan Factory's 240+ lenders rather than the most profitable one. It's a fair question to ask any broker or originator. The Best Price Guarantee adds a check: if they can't beat another offer, you receive $2,000. **Q: How does the Best Price Guarantee work, and are there exclusions?** A: If Loans with John K can't beat another offer you bring, you receive $2,000. It's available in all states except Washington, and Terms & Conditions apply, so read them before relying on it. The practical tip is to collect a written quote from your bank or another lender first, since the guarantee only matters when you have an offer to compare. Loan Factory is also not licensed in CT or NY. **Q: Should I talk to a mortgage originator before I'm ready to apply?** A: Talking before you start looking is actually the best time, according to John Kleopoulos. If you're a few months out, still saving, or unsure about timing, a conversation helps most because you can plan around credit, down payment, and closing costs. The page notes nine out of ten buyers don't fully understand closing costs. There's no pressure to move faster, and the 15-minute call commits you to nothing. [Let's Talk](https://loanswithjohnk.com/book-a-call/). **Q: Can I use these loan options if I'm moving or buying out of state?** A: Loan Factory is licensed in 48 states, so your options can come with you if you move, PCS, or buy out of state. The exceptions are CT and NY, where it is not licensed. The Best Price Guarantee is also unavailable in Washington. John Kleopoulos is a licensed Florida loan originator who serves Brevard County, but the nationwide platform helps military families and investors who buy elsewhere. [Book a call](https://loanswithjohnk.com/book-a-call/) to confirm your state.