We know that each customer has specific needs, so we strive to meet those needs with a wide array of products, investment tools, and mortgages — with quality service and individual attention.
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Buy a Home
Whether you're a first-time buyer or upgrading, we have the right mortgage solution for you.
Find a Loan Officer →
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Refinance
Lower your rate or tap into your home equity with our streamlined refinance options.
Learn the Process →
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Calculators
Use our interactive mortgage calculators to explore payment options and affordability.
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Loan Programs
From FHA to VA to conventional — we have a loan program that fits your situation.
View All Programs →
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Pre-Approval
Get pre-approved in minutes — connect with a loan officer to start your application.
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About Us
We've been helping customers afford the home of their dreams for years. Today's technology gives us the tools to serve you better than ever — from online applications to instant rate quotes.
Through our website you can submit a complete, secure loan application or pre-qualify for a home loan in minutes. Use our interactive calculators to explore your financing options.
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Learning Center
Everything you need to understand the mortgage process — from loan types to the application steps. We're here to help you make the best decision.
Loan Programs
Loan Process
Mortgage Basics
FAQ
Mortgage Rate Options
Understanding the difference in rate structures can save you thousands over the life of your loan.
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Fixed Rate
The most common loan type — monthly principal and interest payments never change during the loan's lifetime.
Best for: Borrowers who plan to stay long-term and want payment stability.
Key features:
Rate locked for entire loan term (10, 15, 20, or 30 years)
Predictable monthly payments — immune to market swings
Easier to budget and plan long-term finances
Available in conforming and jumbo loan amounts
Learn more ▾
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Adjustable ARM
Interest payments shift during the loan's term based on market conditions, typically starting with a fixed-rate period.
Best for: Buyers who plan to sell or refinance before the adjustment period begins.
Key features:
Initial fixed period (e.g., 5/1, 7/1, or 10/1 ARM)
Lower initial rates vs. fixed-rate loans
Rate adjusts annually after fixed period ends
Caps limit how much the rate can change per year or over the life of the loan
Learn more ▾
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Interest Only
Monthly payments cover only the interest for a set period — keeping initial payments lower before principal payments begin.
Best for: High-income borrowers with irregular income or investors seeking short-term cash flow.
Key features:
Lower payments during interest-only phase (typically 5–10 years)
Principal balance doesn't decrease during interest-only period
Payments increase when principal repayment begins
Requires strong credit and financial planning
Learn more ▾
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Buydowns
A buydown reduces your mortgage interest rate — either temporarily or permanently — by paying extra upfront. Sellers, builders, or buyers can fund the buydown to lower monthly payments.
Best for: Buyers who want a lower payment in the first years of the loan, or those expecting rates to drop and plan to refinance.
Common buydown types:
2-1 Buydown: Rate is 2% lower in year 1, 1% lower in year 2, then settles at the full rate from year 3 onward
1-0 Buydown: Rate is 1% lower in year 1 only, then returns to the full note rate
Permanent Buydown (Points): Pay discount points at closing to permanently reduce the interest rate for the life of the loan
Who pays for it? The seller, builder, or lender often covers the cost as a concession — ask your loan officer if this applies to your purchase.
Learn more ▾
Loan Program Options
Choose the right government-backed or conventional loan program for your situation.
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Most Popular
Conventional Loans
A conventional loan is not insured by the government, offering more flexibility and fewer restrictions for borrowers with good credit and steady income.
Down payments as low as 3%
No upfront mortgage insurance with 20% down
Available in fixed or adjustable rates
Loan limits up to $766,550 (conforming)
Best for: borrowers with strong credit (620+)
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Government-Backed
FHA Home Loans
FHA loans are insured by the Federal Housing Administration, allowing borrowers to get low mortgage rates with a minimal down payment.
Down payment as low as 3.5%
Credit scores as low as 580 qualify
Requires mortgage insurance premium (MIP)
Great for first-time homebuyers
Gifts allowed for down payment
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Military Benefit
VA Loans
VA loans are guaranteed by the Department of Veterans Affairs, offering exceptional benefits to military veterans and active service members.
No down payment required
No private mortgage insurance (PMI)
Competitive interest rates
Available to veterans, active duty & surviving spouses
Flexible credit requirements
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High-Value Homes
Jumbo Loans
A jumbo loan finances properties that exceed conventional conforming loan limits, currently above $766,550 in most areas.
Loan amounts above $766,550
Available in fixed and adjustable rates
Typically requires 10–20% down payment
Strong credit (700+) and reserves required
Primary, second homes & investment properties
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Rural Development
USDA Loans
USDA loans are backed by the U.S. Department of Agriculture and designed to help low-to-moderate income buyers in eligible rural areas.
No down payment required
Below-market interest rates
Must be in eligible rural/suburban area
Income limits apply
Primary residences only
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Refinance Option
Cash-Out Refinance
Replace your existing mortgage with a new, larger loan and receive the difference in cash — using your home's equity for major expenses.
Access your home equity as cash
Fund home improvements, debt payoff, or college
Potentially lower your interest rate simultaneously
Available on primary, secondary & investment properties
Max 80% LTV for most conventional programs
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Construction to Permanent
One-Time Close
A One-Time Close (OTC) loan combines your construction financing and permanent mortgage into a single loan with one closing — saving you time, money, and the hassle of qualifying twice.
Single closing for construction + permanent loan
Lock in your interest rate before construction begins
Available as FHA, VA, and Conventional programs
No re-qualification or second appraisal required
Draw schedule managed through the lender during build
Ideal for custom builds, modular, and manufactured homes
Get Your Mortgage Questions Answered Today!
Our loan officers are ready to help you find the perfect program for your situation.
The Loan Process
Understanding each step helps you prepare and move with confidence toward closing day.
1
Pre-Qualification
Tell us about your income, assets, and debts. We'll give you an estimate of how much home you can afford — fast and free.
2
Application
Complete your formal mortgage application and provide supporting documents including pay stubs, tax returns, and bank statements.
3
Processing
Your loan processor collects all required documentation and prepares your file for underwriting review.
4
Appraisal
An independent appraiser evaluates the home's market value to ensure the loan amount is appropriate for the property.
5
Underwriting
The underwriter reviews your full application and supporting documents to verify you meet all loan requirements.
6
Approval & Closing
Once approved, you'll review and sign your final loan documents. Funds are disbursed and you get the keys!
Documents You'll Need
Income & Employment
✓ Last 2 years W-2s or 1099s
✓ Recent 30-day pay stubs
✓ Last 2 years federal tax returns
✓ Self-employed: YTD profit & loss
Assets & Banking
✓ Last 2–3 months bank statements
✓ Investment / retirement account statements
✓ Gift letter (if receiving gift funds)
✓ Proof of earnest money deposit
Personal & Property
✓ Government-issued photo ID
✓ Social Security number
✓ Signed purchase agreement
✓ Homeowners insurance info
Ready to Start Your Application?
Connect with one of our loan officers today and get pre-qualified in minutes.
Mortgage Basics
New to mortgages? Here are the key concepts every homebuyer should understand.
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Interest Rate vs. APR
The interest rate is the cost of borrowing the principal loan amount. The APR (Annual Percentage Rate) includes the interest rate plus lender fees — it's a truer picture of the loan's total cost and is best used to compare offers.
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Down Payment
The upfront cash you pay toward the home's purchase price. Conventional loans can require as little as 3%, while a 20% down payment typically eliminates the need for private mortgage insurance (PMI).
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PMI — Private Mortgage Insurance
Required on conventional loans when your down payment is less than 20%. PMI protects the lender (not you) and is typically 0.5–1.5% of the loan amount per year. It can usually be removed once you reach 20% equity.
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Debt-to-Income Ratio (DTI)
DTI compares your monthly debt payments to your gross monthly income. Most lenders prefer a DTI below 43%. A lower DTI signals to lenders that you have the capacity to repay the loan.
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Loan-to-Value Ratio (LTV)
LTV is the ratio of your loan amount to the home's appraised value. A lower LTV means less risk for the lender and can result in better rates. An 80% LTV or below typically avoids PMI on conventional loans.
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Closing Costs
Fees paid at the end of a real estate transaction, typically 2–5% of the loan amount. They include appraisal fees, title insurance, origination fees, prepaid taxes and insurance, and more.
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Escrow Account
A third-party account that holds funds for property taxes and homeowners insurance. Your lender collects a portion of these costs monthly as part of your mortgage payment and pays them when due.
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Credit Score Impact
Your credit score heavily influences your mortgage rate and eligibility. Scores of 740+ typically qualify for the best rates. FHA accepts scores as low as 580 with 3.5% down, or 500 with 10% down.
Have Questions About Mortgage Basics?
Our knowledgeable loan officers can walk you through every concept in plain language.
Frequently Asked Questions
Answers to the questions we hear most from homebuyers and homeowners.
How much home can I afford? ▼
A common guideline is to keep your total housing payment (principal, interest, taxes, and insurance) at or below 28% of your gross monthly income. Your total debt payments, including the mortgage, should stay under 43%. Use our mortgage calculators or speak with a loan officer for a personalized assessment based on your full financial picture.
What is the difference between pre-qualification and pre-approval? ▼
Pre-qualification is an informal estimate of how much you may be able to borrow, based on self-reported income and debt information — no credit check required. Pre-approval is a more thorough process where the lender verifies your income, assets, and credit. A pre-approval letter shows sellers you are a serious buyer and gives you a firmer loan commitment.
How much do I need for a down payment? ▼
It depends on the loan type. Conventional loans can be as low as 3%, FHA loans require 3.5% (or 10% with a credit score between 500–579), and VA and USDA loans can require 0% down. A larger down payment reduces your monthly payment and may eliminate PMI on conventional loans.
What credit score do I need to buy a home? ▼
Minimum credit scores vary by loan type: Conventional loans generally require a 620 or higher; FHA loans accept 580+ (3.5% down) or 500–579 (10% down); VA loans have no official minimum but most lenders prefer 620+; USDA loans typically require 640+. The higher your score, the better rate you'll qualify for.
What are closing costs and how much should I expect to pay? ▼
Closing costs are fees associated with finalizing your mortgage, typically 2–5% of the loan amount. They include lender origination fees, appraisal, title search and insurance, attorney fees (in some states), prepaid property taxes and homeowners insurance, and more. Your loan officer will provide a Loan Estimate detailing all expected costs early in the process.
Should I get a fixed-rate or adjustable-rate mortgage? ▼
If you plan to stay in the home long-term (7+ years), a fixed-rate mortgage provides payment stability and protection from rising rates. If you plan to sell or refinance within a few years, an ARM may offer a lower initial rate that saves money over that shorter time horizon. Your loan officer can model both scenarios to help you decide.
Can I use gift money for my down payment? ▼
Yes, in many cases. FHA, VA, and most conventional loan programs allow gift funds from family members. The gift must be documented with a gift letter stating the money is not a loan and does not need to be repaid. Sourcing and seasoning rules may apply depending on the loan program.
What is a One-Time Close (OTC) construction loan? ▼
A One-Time Close loan — also called a construction-to-permanent loan — combines your construction financing and your permanent mortgage into a single loan with just one closing. You lock in your rate upfront, qualify once, and transition seamlessly from the construction phase to permanent financing when your home is complete. This eliminates the need to qualify twice, saves on closing costs, and protects you from rate changes during the build. OTC programs are available through FHA, VA, and Conventional programs, making them accessible to a wide range of borrowers.
How long does it take to close on a home? ▼
On average, purchase loans close in 30–45 days from application. Refinances can sometimes close faster. Timelines depend on how quickly you provide documentation, appraisal scheduling, and underwriting volume. Working with an experienced loan officer and having your documents ready upfront can significantly speed up the process.
What happens if my application is denied? ▼
If your application is denied, the lender is required to provide an Adverse Action Notice explaining the reason. Common reasons include a low credit score, high DTI, insufficient income verification, or an appraisal shortfall. In many cases, working with your loan officer to address those specific issues and reapplying after 6–12 months results in approval.
Still Have Questions?
Our loan officers are happy to answer anything not covered here — no obligation.
Direct Lending Solutions
About Our Company
Built on decades of experience, a passion for homeownership, and an unwavering commitment to every client we serve.
Leadership
Meet Our President
CB
Cindy Brown
President & Founder
Direct Lending Solutions
A Division of American Pacific Mortgage
📍 Greenville, SC
📞 (864) 693-6713
✉️ info@dlsmortgage.com
With over 30 years of experience in the mortgage industry, Cindy Brown has dedicated her career to one simple mission: helping people achieve the dream of homeownership. As President and Founder of Direct Lending Solutions, a proud division of American Pacific Mortgage, Cindy has guided thousands of families — from first-time buyers to seasoned investors — through every step of the mortgage process with patience, expertise, and genuine care.
Cindy's journey in mortgage lending began long before many of today's tools and technologies existed. Over three decades, she has navigated every market cycle, regulatory shift, and industry transformation — emerging each time with a deeper understanding of what borrowers truly need. Her hands-on experience spans conventional, FHA, VA, USDA, and jumbo loan programs, giving her the knowledge to match each client with the right solution regardless of their financial situation.
What sets Cindy apart is her belief that a mortgage is never just a transaction — it's one of the most meaningful financial decisions a family will ever make. Under her leadership, Direct Lending Solutions has built a team of dedicated loan officers who share that same philosophy: listen first, educate always, and never stop advocating for the people you serve. Cindy's door is always open, and her commitment to the communities of Upstate South Carolina and beyond remains as strong as ever.
"Homeownership changes lives. It builds wealth, stability, and community. I've spent over 30 years making sure that dream is within reach for as many families as possible — and I'm just getting started."
— Cindy Brown, President
What We Stand For
Our Core Values
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Client First
Every decision we make starts with what's best for the borrower — not the bottom line.
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Education
We believe informed borrowers make better decisions. We educate every step of the way.
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Transparency
No hidden fees, no surprises. Clear communication from application to closing.
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Community
We're rooted in the communities we serve and invested in their growth and prosperity.
Ready to Work With Our Team?
Connect with one of our experienced loan officers today.
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