[Lisa Jones]

My advice in learning qualified and reputable business invoice financing brokers and direct lenders is through Scottsman Guide- Commercial Loan Edition. It is free and if you are new to the business and want to excel in both residential and commercial and business financing, subscribe to Scottsman Guide.

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[Lisa Jones]

Great questions. Gustan Cho texted me about Invoice Financing and Factoring. Tom is writing something up for your loan officer.

[Lisa Jones]

Here is the clean way to look at this:

Your individual NMLS licenses do not “transfer” like a file being moved, but your individual licenses generally stay with you and become active under the new company only after the new company creates the NMLS relationship, requests sponsorship, and each state approves or recognizes that sponsorship. Your branch licenses are different. A branch license is normally tied to the sponsoring company’s NMLS record/MU3, so your branch license generally does not move over to C2C. C2C would normally need the proper company license first, then branch authority/branch licensing, then MLO sponsorships.

1. Biggest Rule: Do Not Resign or Surrender Anything Until C2C Is Ready

The biggest mistake would be ending your relationship before C2C has the proper company licenses, branch licenses, DBA approvals, and sponsorship ability in the states you need.

NMLS explains that company/MLO relationships and sponsorships are required for most state-licensed MLOs, and the company must create the relationship and request sponsorship through NMLS. NMLS also notes that sponsorship fees may include an NMLS processing fee and state agency sponsorship fees. (Nationwide Licensing System)

Best move: keep active until C2C confirms in writing:

• C2C is licensed in each state where you want to originate.
• C2C can sponsor you and your MLOs in each state.
• C2C has, or can obtain, the required branch licenses.
• C2C can approve your DBA/trade name use.
• C2C has a pipeline transition plan that does not violate investor, warehouse, wholesale lender, disclosure, RESPA, or state rules.

2. Individual MLO Licenses: What Likely Happens

Your individual licenses in 30 states are attached to you. However, the active authority to originate is tied to sponsorship by a properly licensed company.

• The practical process is usually:
• You grant C2C access to your NMLS record.
• C2C creates an employment/company relationship with you in NMLS.
• C2C requests sponsorship for each state license.
• You update your MU4 employment history.
• Each state either approves the sponsorship, updates the license to active, or requests additional items.

In Nevada, for example, the state says that when changing employment, the MLO must update MU4 employment, terminate the old relationship if needed, provide the new employer access, and the new employer must submit sponsorship through NMLS. Nevada also states that the MLO is not authorized to originate while inactive and must be sponsored and approved before conducting business.

California follows the same basic concept: the MLO must be employed by and sponsored by a California DFPI licensee under the CFL or CRMLA. (DFPI) Massachusetts also allows reassignment/change of sponsorship through NMLS within one year after termination, with the required fee. (Legal Information Institute)

3. Branch Licenses: These Usually Do Not Transfer

Your branch license under any company is most likely a that company branch license, not a personal asset that can be moved to C2C.

The branch is normally filed under the company’s NMLS record on MU3. NMLS treats branch filings separately from company and individual filings, and branch amendments apply to existing branch licenses when changing the MU3 filing. (Nationwide Licensing System)

So the likely answer is:

• Your individual licenses can be re-sponsored by C2C.
• Your branch licenses likely need to be newly created or newly licensed under C2C.
• Your existing branch licenses should not be surrendered until C2C has replacement authority in place.

For hard states like Nevada, California, Massachusetts, and Hawaii, do not assume a simple switch. Have C2C’s licensing team pull the exact NMLS checklist for each state and confirm whether a new branch license, branch manager assignment, physical office requirement, DBA registration, bond rider, financial statement, control person update, or advance notice is required.

4. Should a Loan Officer Move First?

Yes, but only as a controlled test, not as a rushed move.

The smartest way is:

• Move one non-critical MLO first in a state where C2C is already fully licensed.
• Do not use Hawaii, Nevada, California, or Massachusetts as the first test state.
• Pick a state with lower complexity and no active high-value pipeline.
• Confirm how long sponsorship approval takes.
• Confirm whether the MLO shows active in NMLS Consumer Access.
• Confirm C2C’s onboarding, payroll, compensation plan, LOS, CRM, disclosures, lender access, and licensing support all work properly.
• After that test is successful, move the producing branch manager and the larger team.

5. What To Do About Existing PipelineThis is one of the most important parts.

Existing pipeline loans usually belong to the originating company or are controlled by the company’s policies, wholesale lender approvals, lock desk, broker agreement, disclosures, and compensation structure. You should not assume files can simply be moved to C2C.

The cleanest options are:Option 1: Close existing pipeline at your old company

This is usually the safest. Keep your branch active long enough to close locked, disclosed, submitted, approved, or conditionally approved files.

Option 2: Move only brand-new leads to C2C after licensing is active.

• This prevents disclosure confusion, compensation disputes, lender contract issues, and borrower disruption.

Option 3: Transfer selected files only with written approval.

• If a file must move, get written approval from old company, C2C, the wholesale lender/investor, compliance, and the borrower.
• Many files may need to be re-disclosed, re-locked, re-submitted, or restarted.
• My recommendation: do not move active pipeline unless absolutely necessary.
• Let files close at old Company, and start new files at C2C only after the state, branch, sponsorship, DBA, and compliance pieces are fully active.

6. DBA / Trade Name: “One Capital Financial”

• A DBA/trade name usually does not automatically transfer from one mortgage company to another.

If “One Capital Financial” is currently approved under Old Company, then it is likely being used as an other trade name under company/branch licensing structure. C2C would generally need to:

• Approve the DBA internally.
• Confirm who legally owns the DBA/trade name.
• Register the trade name in each required state, Secretary of State, county, or state mortgage regulator system.
• Add the trade name to C2C’s NMLS MU1 as an Other Trade Name where required.
• Add the trade name to the applicable branch MU3 if the state requires it.
• Receive state approval before advertising or originating under that name.
• For Hawaii specifically, the Hawaii DFI says trade names can be indicated on the company’s MU1 for Hawaii, and trade names must be properly registered with Hawaii’s Business Registration Division before being used. (DCCA Hawaii)

7. Hawaii: Most Important State in Your Situation

Because C2C is not currently licensed in Hawaii, you cannot rely on your existing Hawaii MLO license alone. Hawaii business cannot be originated under C2C until C2C has the proper Hawaii company authority and can sponsor you properly.

Hawaii says every MLO, MLOC, and other person conducting mortgage loan origination activity in Hawaii must register with NMLS unless exempt. Hawaii also states that every individual MLO must be linked to or sponsored by a company, and Forms MU1, MU2, and MU4 may be required depending on the structure. (DCCA Hawaii)

Hawaii also has important physical office/branch requirements. Hawaii DFI states that licensed MLOCs must maintain a principal place of business in Hawaii, obtain approval for branch locations, and designate a manager at each office. (DCCA Hawaii) Hawaii law also says a branch manager must be physically present in the branch office and hold a Hawaii MLO license. (Justia)

Fastest Hawaii Path For C2C

• C2C should immediately do the following:
• Confirm the exact Hawaii license type needed in NMLS.
• File or prepare the Hawaii Mortgage Loan Originator Company license application.
• Register C2C to do business in Hawaii if required.
• Secure a Hawaii principal place of business or qualifying Hawaii office location.
• Designate a Hawaii branch manager who holds a Hawaii MLO license and can satisfy the physical presence requirement.
• Identify the qualifying individual. Hawaii’s FAQ says there is no residency requirement for the qualifying individual, but the individual must satisfy Hawaii MLO license requirements. (DCCA Hawaii)

Submit MU1 for the company.

• Submit MU2 for control persons/qualifying individuals as required.
• Submit MU3 for the Hawaii branch/principal office if required.
• Register any DBA/trade name, including One Capital Financial, before using it in Hawaii.
• Prepare fingerprints/background checks if required.
• Pay Hawaii/NMLS fees.
• Wait for Hawaii DFI approval before originating Hawaii loans under C2C.
• Hawaii’s published fee information states initial fees of $300 for a principal office MLOC, $250 for a branch office MLOC, and $200 for an MLO, with renewal fees also listed. (DCCA Hawaii)

8. Recommended Step-By-Step Transition PlanPhase 1: Build a State-by-State Licensing MatrixCreate a spreadsheet with all 30 states and columns for:

• Your individual license status.
• Your MLOs’ license status.
• Company branch license status.
• C2C company license status.
• C2C branch license status.
• DBA approval status.

Sponsorship fee.

• Branch manager requirement.
• Physical office requirement.
• Special documents.
• Estimated approval time.
• Do not move anyone until this matrix is complete.

Phase 2: Have C2C Confirm Company Authority

For each state, C2C should confirm:

• “We are licensed in this state.”
• “We can sponsor One Capital Financial in this state.”
• “We can sponsor each listed MLO in this state.”
• “We can license or register the branch in this state.”
• “We can use the DBA One Capital Financial in this state.”
• “We can accept new applications immediately after approval.”
• Get this in writing.

Phase 3: File Branch Applications Before Moving Production

• C2C should file branch applications in the states where branch licensing is required.

For hard states, start first with:

• Hawaii
• California
• Nevada
• Massachusetts
• Any state where approval took months the first time
• Do not surrender the branch until the C2C branch is approved or confirmed not required.

Phase 4: Test With One MLO

Move one MLO first in an easier state.

• Confirm:
• Access granted.
• Relationship created.
• Sponsorship requested.
• MU4 updated.
• State approval received.
• NMLS Consumer Access shows active.
• LO can originate compliantly.
• Payroll/compensation plan works.
• LOS/lender access works.

Phase 5: Move Gustan and Key MLOs

• Once the test is successful, move yourself and key producing MLOs in batches.
• Do not move everyone on the same day unless C2C’s licensing team is fully prepared.

Phase 6: Pipeline Cutover

• Use a clean date.
• Before cutover date: existing pipeline stays at old Company.
• After cutover date: new leads and new applications go to C2C only in states where C2C is licensed, branch-approved, DBA-approved, and sponsorship-approved.

Phase 7: Retire or Surrender Branch Licenses Last

Only after:

• Pipeline is closed or transferred with written approval.
• Compensation is reconciled.
• Borrower files are accounted for.
• State reports are complete.
• Advertising has been updated.
• DBA usage has been removed from old company if needed.
• C2C authority is fully active.

9. Documents and Costs To Expect possible costs or paperwork for:

• NMLS sponsorship fees.
• State sponsorship fees.
• MU4 amendments.
• MU1 company filings.
• MU2 control person/qualifying individual filings.
• MU3 branch applications.
• Branch license fees.
• DBA/trade name registrations.
• Secretary of State foreign qualification.
• Registered agent.
• Fingerprints/background checks.
• Credit report authorizations.
• Surety bond or bond rider, if required by the state.
• Financial statements or net worth documentation for company licensing.
• Branch manager designation forms.
• State-specific checklists outside NMLS.
• NMLS says state checklists should be reviewed for additional requirements outside NMLS when changing employers. (Nationwide Licensing System)

10. My Practical Recommendation

The smartest and safest path is:

Do not “transfer” the whole operation at once.

Have C2C license the company and branch footprint first, especially Hawaii, California, Nevada, and Massachusetts. Then test one MLO. Then move yourself and the production team. Close old pipeline at old company unless there is written approval to move specific files. Add One Capital Financial as a C2C-approved DBA only after state trade name approvals are complete.

The one state I would not compromise on is Hawaii. Since C2C is not licensed there, you should keep your company Hawaii authority active until C2C’s Hawaii company license, Hawaii office/branch structure, Hawaii branch manager, DBA approval, and your C2C Hawaii sponsorship are fully approved.

mortgage.nationwidelicensingsystem.org

Creating Relationships and Sponsorships

Follow the steps to create a relationship with a Mortgage Loan Originator (MLO) in NMLS and request sponsorship of their license, which is required for most state-licensed MLOs.

[Lisa Jones]

Bitcoin is a digital currency that runs independently, free from any central bank or single authority. Launched in 2009 by the mysterious Satoshi Nakamoto, it relies on a network of computers to verify transactions through cryptography, all recorded on a transparent public ledger called the blockchain.

Bitcoin’s Creation and Launch

Bitcoin made its debut in January 2009, when Satoshi Nakamoto mined the very first ‘genesis block.’ In a quirky milestone, programmer Laszlo Hanyecz famously traded 10,000 BTC for two pizzas in May 2010, setting an early price of less than a penny per coin.

Recent Bitcoin Price Performance

Bitcoin soared to a record $126,272 in October 2025, only to tumble dramatically to around $87,000 by late December—a drop of more than 30%. Such wild swings are typical for Bitcoin, which can experience drops of 50-80% in a single market cycle. Bill Burg, an associate contributing editor at GCA Mortgage Forums News advises the following:

Take time to understand Bitcoin before diving in, as it is far from a traditional or stable investment and is known for its sharp price swings.

Leading exchanges like Binance, Coinbase, and Kraken offer entry points, but beginners should prioritize platforms with robust security and a user-friendly design.

1. Start by creating an account on your chosen exchange and completing identity verification.
2. Fund your account using a bank transfer, credit or debit card, or another supported payment method.
3. Consider how much you want to invest.
4. For newcomers, dipping your toes in with a modest sum like $100 can provide valuable experience and a feel for the market’s rhythm.
5. To boost your security, think about moving your Bitcoin into a personal wallet—whether hardware or software—rather than leaving it on the exchange.
6. The sharp drop from $126,000 to around $87,000 could be a tempting entry point, with some analysts, like Cathie Wood, hinting that the market has bottomed out.
7. Still, Bitcoin’s on-chain activity is quiet, even as liquidity shows signs of recovery.

$85,000 is a crucial support level, while $94,000 is a significant resistance level. The 200-day moving average has climbed since January 2025, signaling an overall upward trend.

Additional Factors to Consider

• The famous four-year halving cycle now plays a smaller role in shaping Bitcoin’s price, as institutional investors increasingly enter the market through ETFs.
• The cryptocurrency landscape has transformed, with heavyweight institutional investors now taking center stage and driving much of the market’s momentum.
• Only invest what you can afford to lose, as Bitcoin has a history of significant price declines.

Some analysts see Bitcoin consolidating after its 2025 peak, yet its long-term outlook remains bright as the market continues to evolve.

[Lisa Jones]

In late 2022, the National Association of Realtors reported that the real estate market showed similar trends nationwide due to the pandemic. By 2026, these patterns are expected to diverge, with recent data highlighting a clear separation between trends in Rust Belt and Sun Belt cities.

Regional Divergence in Real Estate Trends

Recent studies highlight this divergence. Recent studies confirm this divergence. In the Rust Belt, cities like Cleveland and Chicago continue to see rising home prices, supported by affordability and steady demand. In contrast, Sun Belt cities in Florida, Texas, and Arizona face high demand but declining prices, due to limited housing supply. As a result, mortgage cost-to-income ratios in the Sun Belt now exceed 35%, up from less than 25% in 2019. On the West Coast, cities such as Seattle, Portland, and Denver are expected to follow similar trends due to reduced demand, while technology hubs like San Francisco and San Jose may see renewed interest.

Mortgage and interest rate conditions are changing, as seen in the ‘lock-in effect.’ After the pandemic, many homeowners secured historically low rates, making them reluctant to move and take on higher rates. Increased demand for newer homes has reinforced this effect, limiting market mobility. By late 2025 or early 2026, mortgage rates are projected to exceed 6%, up from below 3% before the pandemic. This increase may encourage homeowners to move, potentially boosting home sales and easing pressure on housing inventory.

By 2026, mortgage rates are expected to stabilize around 6%. While this is more than double the 2021 rate, it is an improvement from the 8% peak in late 2023. The National Association of REALTORS® (NAR) expects a modest decline in rates during 2026, which could allow millions of buyers to qualify for mortgages, including about 1.6 million renters who may become first-time homeowners.

Outlook for Inventory and Home Prices

Inventory has improved significantly. Active home listings have increased for 22 consecutive months by late 2025. In September 2025, listings reached their highest level, with 4.6 months of supply compared to just 0.6 months during the pandemic boom. Experts expect available homes to rise by another 5% to 10% in 2026.

Home price trends will continue to differ by region. Nationally, economists expect home price growth to slow to 2%-4% in 2026. Some, including J. P. Morgan Global Research, predict no appreciation. Reventure App also expects prices to remain flat overall, though regional differences will persist. As price growth slows, affordability should improve, potentially lowering monthly payments for the first time in the 2020s. Easing mortgage lock-in and sustained inventory growth are increasing market supply. While mortgage rates are unlikely to return to pre-pandemic lows, their stabilization and possible wage growth should further improve affordability. In 2026, the real estate market will likely show significant regional variation, with affordability and inventory levels shaping which areas thrive and which face ongoing challenges.

[Lisa Jones]

I need to have my deck replaced. Can you give me an estimate if I send you pics?

[Lisa Jones]

Thank you for the information. How many dogs and cats are permitted in the Town of Brighton, Wisconsin, and the Town of Salem, Wisconsin. Zip Code is 53168 and I live on 7 acres, have a back yard that is fenced, and main house is 5,800 square feet. Thank you.

[Lisa Jones]

How many dogs and cats are allowed in a household in Kenosha County, Wisconsin, Adams County, Wisconsin, Lake County, Illinois, and Cook County, Illinois. Thank you.

[Lisa Jones]

You can contact National Faith Homebuyers directly and ask for their lender list through their main office numbers or contact page. Their contact page lists Detroit/Westland at (313) 255-9500 and Atlanta at (678) 553-3770, and their site also says you can fill out the contact form for more information.

Best way to ask

Say something like: “I’m looking for the approved lender list for National Faith’s down payment assistance program. Which lenders or loan officers can I use?” Their DPA page says the loan must allow secondary financing, so asking for the lender list is the right next step.

Contact details

• Detroit: (313) 255-9500.

• Westland: 313.255.9500.

• Atlanta: (678) 553-3770.

• Tampa: (656) 207-9550.

Website option

You can also use the “Contact Us” page or their program pages, where they direct people to call or submit a contact form.

If you want, I can draft a short call script or email you can send them to request the lender list.

nationalfaith.org

Down Payment Assistance Program | National Faith Homebuyers

Down Payment Loan | Forgivable After 5 Years | 0% Interest | Partnered with Michigan State Housing Development Authority | Contact for More Information