Dynasty Financial Consulting, Inc.

Recognitions published

membership in the National Association of Mortgage Bankers and the National Coalition of 100 Black Women, where "she was honored with the Financial Woman of Impact Award in 2017"; recognition "by Cobb County in 2014 and City of South Fulton in 2023 with a Proclamation"; and being "honored by Marquis Who's Who in America." The About Us page describes community work including back-to-school drives, holiday giveaways and financial literacy workshops.

The Licensing page says only

"Please contact us with questions regarding our licensing", followed by the single state "Georgia". Her profile lists "State Licenses: GA". No other state licences, no licence numbers beyond the two NMLS numbers above, and no team size or staff roster are published. The site publishes no rates, no fees and no client outcome figures.

Contact for any of these services is by phone at 770-518-6455 (a second number, 770-234-5488, is listed in the site footer and given as the fax number on the Contact Us page) or by email at info@dynastyfinancialconsulting.com. The company NMLS number published in the footer of every page is 166764.

The website does not publish prices, rates, fees, closing costs or any cost figures for its services, and it does not publish a rate sheet. It does not publish loan approval criteria, qualification decisions or timelines. Anyone asking about cost, pricing or whether they qualify should be directed to contact the office directly for a quote or consultation. The website states about its loan program materials: "These materials are not from HUD or FHA and were not approved by HUD or a government agency."

Additional documents listed by situation

for a refinance, a copy of the deed and the most recent tax bill; for a purchase, a signed purchase contract, realtor contact information and condominium association contact information; for a VA loan, DD Form 214 (Long Form); if divorced, a fully executed divorce decree; and if self-employed, employed in sales, paid by commission or owning rental real estate, two (2) years of signed personal tax returns including all schedules, plus for a corporation the last two years of corporate returns with a year-to-date profit and loss statement and balance sheet.

The page adds

"Different programs require varying amounts of documentation. The loan program you select may require more or less documentation." The website does not publish application fees, appraisal costs, closing costs, rates, processing times or approval timelines. Any question about price, cost, an estimate or how long something takes should go to the office.

Contact details published

phone 770-518-6455, fax 770-234-5488, and email info@dynastyfinancialconsulting.com. A separate email, admin@dynastyfinancialconsulting.com, is published on the page for Deborah Mitchell. The Contact Us page says: "We're here to help with all your mortgage needs. Whether you're a first-time homebuyer, looking to refinance, or need guidance on a custom financing solution, our team is ready to assist you every step of the way."

On area served, the About Us page says the company helps clients "across Georgia". The Licensing page lists a single state: Georgia. The page for Deborah Mitchell lists "State Licenses: GA". The home page title refers to the company as being "of Marietta, Georgia" while her biography describes the firm as "headquartered in Atlanta, Georgia" and the mailing address given is in Smyrna; the site does not reconcile these, and it publishes no list of specific cities, counties or ZIP codes served beyond the state of Georgia.

Pre-approval vs. pre-qualification

• Pre-qualification
• A loan officer asks a few basic questions about your income, assets, and debts.
• Based on what you state, they provide a pre-qualification letter.
• Information is not fully verified and your credit history is not yet factored in.

• Pre-approval
• Includes all the steps of a full approval except the appraisal and title search.
• Your income, assets, and credit are reviewed and verified.
• Can place you in a stronger negotiating position, more similar to a cash buyer.

When it may make sense to refinance (general guidance)

People often consider refinancing to:

• Obtain a lower interest rate.
• Reduce the term of the loan.
• Change from an adjustable-rate mortgage (ARM) to a fixed-rate mortgage.
• Consolidate debts.

A common way to think about potential savings is to:

1. Calculate the total cost of the refinance.
2. Calculate the monthly payment savings.
3. Divide the total cost (#1) by the monthly savings (#2) to get an approximate break-even time.

If you keep the home longer than the break-even period, refinancing may save money over time. This is a simplified framework only; the website advises consulting a mortgage professional about your specific situation.

What is a rate lock?

• A rate lock is a contractual agreement between the lender and the borrower.
• It typically specifies four elements:
• Loan program
• Interest rate
• Points
• Length of the lock period

Mortgage broker vs. lender

• Mortgage broker
• Works with multiple wholesale lenders (often 25–30 or more).
• Counsels you on available loans, takes your application, and usually processes your file (collecting your credit report, appraisal, employment and asset verifications, and other documentation).
• Submits the completed file to a lender for underwriting.

• Lender
• Underwrites the loan (decides whether you are an acceptable risk according to that lender's guidelines).

The FAQ notes that going directly to a lender does not necessarily save money. Because brokers can shop across many lenders and niches (for example, borrowers with lower credit scores or smaller down payments), they may in some cases secure better terms.

Documentation types (general loan documentation levels)

The FAQ explains several documentation categories used in mortgage lending. These are generic industry terms, not specific Dynasty Financial programs or approvals:

• Full documented loan
• Both income and assets are disclosed and verified.
• Income is used to determine ability to repay.
• Formal verification often includes employer and bank confirmations.
• Alternative documentation may include W-2s, pay stubs, and bank statements.

• Stated income / verified assets
• Income amount is stated but not verified (source of income is verified).
• Assets are verified and must meet adequacy standards (for example, months of reserves).

• Stated income / stated assets
• Both income and assets are stated but not verified.
• The source of income is verified.

• No ratio
• Income is disclosed and verified but not used to calculate typical debt-to-income ratios.
• Assets are disclosed and verified.

• No income
• Income is not disclosed.
• Assets are disclosed and verified, and must meet adequacy standards.

• Stated assets or no asset verification
• Assets are disclosed but not verified.
• Income is disclosed, verified, and used to qualify.

• No asset
• Assets are not disclosed.
• Income is disclosed, verified, and used to qualify.

• No income / no assets
• Neither income nor assets are disclosed.

These terms describe various levels of documentation used in the wider mortgage industry; availability and suitability for any individual borrower are not published and must be discussed with the office.

Other common terms

• Good faith estimate
• A list of settlement charges that a lender must provide within a set time after receiving a loan application (terminology and forms may change over time as regulations evolve).

• Conforming loan
• A loan eligible for purchase by major Federal agencies such as Fannie Mae and Freddie Mac.

• Jumbo loan
• A mortgage larger than the maximum size eligible for conforming purchase by Fannie Mae and Freddie Mac.

• Points
• An upfront fee expressed as a percentage of the loan amount (for example, 2 points = 2% of the loan balance).

Important limitations

• The FAQ content is educational and general in nature.
• The website does not publish:
• Specific interest rates or APRs.
• Fees, closing costs, or total cost examples.
• Qualification or approval decisions.
• Timelines or guarantees for approval or closing.
• Any customer who needs guidance about their own eligibility, rate options, or costs must be directed to contact Dynasty Financial Consulting, Inc. directly via phone or email for a personalized consultation.

On conventional loans the page says available terms "generally range from 10 years, 15 years, 30 years and 40 years" and that borrowers are "traditionally" expected to provide a 20 percent down payment "though this is not necessarily required. Contact us for details on down payment requirements." On reverse loans it says these are "only available to homeowners 62 or older." On refinance loans the page carries this disclosure verbatim: "In some cases a refinance loan might result in higher finance charges over the life of the loan."

The descriptions are general explanations of each loan category, not offers or terms. The website publishes no interest rates, no prices, no fees, no down payment amounts for specific borrowers, and no eligibility determinations. Program availability and cost for any individual is not published and must be confirmed by contacting the office.

Ask anyway — the agent will say plainly that it is not published rather than guess.