Experience Matters. So Does Personal Attention.
I'm Bob French, an experienced Atlanta mortgage loan officer. Whether you're buying your first home, moving to something different, or refinancing, I'll help you understand your options and find a mortgage that works for you.
I spent more than 40 years in technology helping people sort through complicated choices. Today I do the same for homebuyers and homeowners as a mortgage loan officer.
My goal is simple: explain your options clearly and help you move forward with confidence.
Read My Story →Whether you're just getting started or have a specific financing question, I'm happy to talk through the possibilities.
Call 201-310-8321A mortgage should fit your plans, not the other way around. I help clients understand their choices before they make one of their largest financial decisions.
Understand your buying power, down payment, closing costs and available low- or no-down-payment options before you start seriously shopping.
Coordinate selling and buying while deciding how much equity to put into your next home and what monthly payment makes sense.
Learn how a reverse mortgage works, possible uses of home equity, costs, responsibilities and alternatives before deciding whether it fits your situation.
Explore financing for a family getaway, future retirement home or second residence and understand how guidelines differ from a primary home.
Conventional and Non-QM options, including programs that may use property rental income as an important part of qualification.
Qualified borrowers may have access to mortgage options requiring little or no down payment. Eligibility and program requirements vary.
Buying a home can feel complicated. Here are a few questions I hear often. Click any question for a straightforward answer.
You don't need to be ready to apply. Send a general question or schedule a conversation.
While I focus on Greater Atlanta, I cover all of Georgia and also hold a Florida license. Open a region below, then select a community for a local homebuyer guide, mortgage options, and helpful resources. Looking outside Atlanta? Open the Georgia and Florida sections at the bottom of the list.
Don’t see your area? I help buyers throughout Georgia and Florida. Send me a question and I’ll point you in the right direction.
I’m Bob French, an independent mortgage loan officer helping homebuyers and homeowners across Greater Atlanta. Explore FHA, conventional, VA, down payment assistance, 100% financing options, and specialized mortgage programs below. Then schedule personal time with me to discuss what may fit your goals.
A flexible choice for many buyers
Conventional loans are not insured by the federal government. Qualified buyers may be able to purchase with as little as 3% down, depending on the program. Credit, income, debt, property type and down payment affect eligibility, pricing and mortgage insurance. They can work well for primary residences, second homes and some investment properties.
Discuss this option with Bob ↗A path to homeownership with a smaller down payment
FHA-insured mortgages may allow down payments as low as 3.5% for eligible borrowers. They can be useful for buyers with limited savings or credit challenges, but they require mortgage insurance and have property and loan-limit requirements. FHA financing is generally intended for a primary residence.
Discuss this option with Bob ↗A valuable benefit for eligible military borrowers
VA-backed loans are available to eligible veterans, service members and certain surviving spouses. Many qualified buyers can purchase a primary residence with no down payment and no monthly mortgage insurance. A VA funding fee may apply, and lenders still review income, credit and other qualification factors.
Discuss this option with Bob ↗Alternative documentation for borrowers with a different financial picture
Non-qualified mortgage (Non-QM) programs may help certain self-employed borrowers, investors and others whose finances do not fit traditional agency guidelines. Depending on the lender, documentation may include bank statements, assets or property cash flow. These loans can have higher rates, larger down payments or additional requirements.
Discuss this option with Bob ↗Explore options that may require no down payment
Some eligible borrowers can finance the full purchase price through VA, USDA or certain specialized assistance programs. Availability depends on factors such as location, household income, service eligibility and lender guidelines. No down payment does not necessarily mean no closing costs or cash needed.
Discuss this option with Bob ↗Financing designed around your investment strategy
Investors may qualify through conventional loans or specialty programs such as DSCR financing, which considers a property’s rental income relative to its housing expenses. Down payment, reserves, rental assumptions and property condition can vary significantly by lender. We can compare options for a purchase or refinance.
Discuss this option with Bob ↗A getaway or future retreat with the right financing
A second-home mortgage can help finance a property you plan to occupy part of the year. Requirements differ from primary-home loans, and lenders typically evaluate occupancy, reserves, debt obligations and intended use. A property operated mainly as a rental may need investment-property financing instead.
Discuss this option with Bob ↗Understand how home equity could support your next chapter
For homeowners generally age 62 or older, a Home Equity Conversion Mortgage (HECM) may provide access to home equity without required monthly principal-and-interest payments. Borrowers must continue paying property taxes, homeowners insurance and maintaining the home. Interest and fees accrue, the loan balance generally grows, and the loan becomes due after certain events. Independent HUD-approved counseling is required for HECMs.
Discuss this option with Bob ↗Specialty payment structures for eligible borrowers
Some Non-QM and investment-property programs may offer a 40-year repayment term, an initial interest-only period, or both. A longer term can lower the scheduled monthly principal-and-interest payment compared with a shorter amortization period, but may increase total interest paid. During an interest-only period, principal does not decrease through scheduled payments, and payments can increase when amortization begins. These products are not available for every property or borrower; terms, qualifications, and lender offerings vary.
Discuss this option with Bob ↗Educational information only; not a commitment to lend. Programs, terms, rates and eligibility are subject to lender guidelines and change. Your specific qualifications will determine available options.
You don't have to figure it out alone. Every homebuyer has a different story, and the right mortgage depends on your goals, finances, and plans. I'll help you compare your options and understand what may work best for you.
Let's Find the Right Mortgage Together ↗Prefer to talk? Call Bob at 201-310-8321.
Whether you're purchasing your first rental property or adding to an established portfolio, I can help you compare financing choices, understand the cash required, and evaluate how a property might fit your investment plans.
Explore financing that evaluates a property's rental income relative to its debt payments. Program requirements, eligible properties, reserves, and documentation vary by lender.
Some specialty and Non-QM lenders offer 40-year mortgage terms or an interest-only payment period for eligible investment properties. These are not necessarily the same product: a 40-year loan may be fully amortizing, and an interest-only loan may have a shorter total term. Interest-only payments do not reduce principal during the interest-only period, and payments may rise substantially afterward. Availability, occupancy restrictions, balloon provisions, and qualification vary by lender. Let’s compare the complete payment schedule and long-term cost before you decide.
Compare traditional financing for eligible investment properties, including down payment, credit, income, debt-to-income, and reserve requirements.
Review whether tapping equity in an existing property could support a future purchase or renovation, while considering payment changes and overall risk.
Talk through your investment goals, property type, anticipated rental income, estimated expenses, and what lenders may require before you make an offer.
Look beyond the interest rate: taxes, insurance, vacancies, repairs, management costs, closing costs, and reserves can all affect the economics of a rental property.
As an independent mortgage loan officer, I can discuss programs available through multiple wholesale lenders and help you evaluate which may fit your situation.
Have a property in mind—or just starting to explore? Let's talk through financing options and questions to ask before committing. No promise of approval or investment returns.
Investment property financing is subject to lender guidelines, property eligibility, credit, equity, reserves, and underwriting. DSCR calculations are estimates and do not establish loan eligibility. Rental income and investment returns are not guaranteed.
Getting buyers to the closing table is our shared goal. But a good partnership can start long before a buyer finds a home. I would love to talk about how we can combine mortgage expertise, buyer education and practical AI tools to help you build your business.
Conventional, FHA, VA, eligible low- or zero-down-payment programs, Non-QM and investor financing. Let's talk early about challenging files, so buyers understand their realistic options before they shop.
Curious about AI but not sure where to begin? Let's explore using it to draft follow-up emails, prepare open-house materials, organize daily priorities, answer common questions and plan your week. You stay in control of what gets sent.
Discuss ideas for turning your open houses, past clients, social media and website into more conversations. We can explore AI-assisted content, outreach plans and follow-up systems without promising guaranteed leads.
Let's co-host first-time buyer webinars, create rent-versus-buy examples, explain seller credits and help prospects understand cash to close. Better-informed buyers can make better decisions.
Explore neighborhood spotlights, short video scripts, social posts, newsletters and open-house handouts. We can brainstorm useful material that sounds like you—not a generic advertisement.
My role is to help you understand financing options, communicate clearly and work through issues as they arise. Let's build a relationship based on responsiveness, honesty and service to the buyer.
I'd welcome a 30-minute conversation about the opportunities and frustrations you're seeing in your market. Want to explore AI as a personal assistant, brainstorm lead generation, or discuss a difficult buyer scenario? Let's compare notes and see where we can help each other.
Schedule Personal Time With Bob Call Bob — 201-310-8321 Send Me a Message
AI ideas are for discussion and education. Any use of client information, advertising, outreach or co-marketing should follow applicable privacy, consent, fair housing, RESPA and brokerage requirements.
Read what homebuyers have shared about working with me. Click a name to expand the full testimonial.
“Working with Bob made the mortgage process very smooth and stress-free. I appreciated his clear communication and expertise throughout the entire experience. I would certainly recommend his services to anyone looking for a dedicated and professional loan officer.”
“Purchasing a home and securing a mortgage can be overwhelming, especially with the paperwork, requirements, and uncertainty about approval. Bob explained each step clearly, kept me informed throughout the process, and made sure I understood what was happening before moving forward. His guidance and responsiveness gave me confidence and made the entire mortgage process feel smooth and manageable. I would absolutely recommend Bob to my friends, family members, and co-workers.”
“I met Bob through my realtor after a loan officer had told me over the phone she couldn’t get me approved. From the first time I spoke with Bob, I was convinced he would get this done. Bob always picked up his calls and responded. He helped with credit fixes and made every step of this homebuying process worth it. I would recommend Bob to everyone who wants to buy a home or who thinks this huge milestone is far-fetched. Thank you for your help, Bob, in making this dream come true.”
Buying a home should be exciting, not intimidating.
Follow my Facebook business page for practical mortgage tips, information about homebuyer programs, Greater Atlanta housing insights, and announcements about upcoming educational webinars.
Visit The Home Buying Experience on Facebook ↗Helpful information for homebuyers, homeowners, and real estate professionals.
Plain-English answers to the questions buyers ask me most.
You don’t need 20% down. See how down payment minimums differ for conventional, FHA, VA and USDA loans, and what else to budget for.
Compare FHA and conventional loans on credit scores, down payments, and mortgage insurance, and see why the right choice depends on your situation.
Pre-approval shows what you may be able to borrow and that you’re a serious buyer. Here’s what to gather and what to avoid while you wait.
You don't need to be ready to apply. Sometimes the best place to begin is simply asking a question about buying power, down payment, closing costs or a particular loan program.
See your estimated full monthly payment, cash needed at closing, and how a seller credit might help.
Choose one option to personalize the calculator. You can switch types at any time.
Illustrative rent divided by monthly principal, interest, taxes, insurance and HOA. Actual lenders may use different qualifying rent, expenses and DSCR formulas.
Some conventional programs permit 3% down for eligible buyers. PMI is estimated when down payment is below 20%.
Seller credits may cover eligible closing costs and prepaids, subject to program limits. Earnest money already deposited reduces the amount due at closing; inspections and appraisals paid separately are shown in your total out-of-pocket estimate. Avoid entering the same charge in more than one field.
This comparison assumes eligible seller credits are applied to closing costs/prepaids, within applicable program limits. Credits do not automatically lower the interest rate. A rate buydown requires a separate lender quote.
Illustrations only, not a loan estimate or offer of credit. FHA calculations use illustrative upfront and annual mortgage insurance assumptions; actual FHA premiums, exemptions and durations depend on loan terms and current HUD rules. VA calculations assume no monthly mortgage insurance and exclude any applicable VA funding fee. DSCR and investment calculations are simplified examples and do not establish eligibility. Estimates exclude points, program-specific fees, and some closing adjustments. Your lender's Loan Estimate controls actual costs.
Buying a home is one of the biggest financial decisions most people ever make, and the mortgage process can feel confusing, even intimidating. I’ve spent my career helping people sort through complicated choices. Today I do that as a Mortgage Loan Officer with David Kilpatrick Financial LLC, serving homebuyers, homeowners, and real estate investors throughout Greater Atlanta.
But my story didn’t begin in the mortgage business.
I grew up in Barrington, Rhode Island, attended college in Connecticut, and continued my education in Boston. After graduate school, I started out as a programmer analyst and moved into financial technology sales.
For more than 40 years I worked for technology companies, and my career took me across the country. I was transferred 13 times, living in Boston, Chicago (three different times), Phoenix, Los Angeles, and New Jersey before settling in Atlanta, where I’ve lived for the past 13 years.
That career taught me to solve complicated problems, negotiate, build lasting relationships, and, most importantly, listen to people and understand what they’re trying to accomplish.
When I retired from technology, I wasn’t ready to stop working. I still enjoyed meeting people and finding solutions others might overlook, but I wanted my next chapter to be about more than sales. I wanted my experience to make a real difference in someone’s life.
With my financial background, mortgage lending was a natural fit. For decades my job was to understand complicated products, compare alternatives, and help customers make informed decisions. Today I do essentially the same thing, except I’m helping individuals and families instead of companies.
I work with multiple wholesale lenders, which gives me room to explore different options and help you understand which may make the most sense for your situation. And I’ve learned that the best solution isn’t always the obvious one. A little creativity, experience, and persistence can make all the difference.
Earlier in my career I was extremely competitive and wanted to win every deal. I still have the determination, but my definition of winning has changed.
Today, winning means helping a first-time buyer get the keys to a new home, helping a family find a mortgage they can comfortably afford, helping someone who thought homeownership was out of reach discover they may have options, or helping a couple downsize after the kids have left home, something my wife and I have experienced ourselves.
Behind every mortgage application is a person, a family, and a decision that deserves careful attention. That’s why I take the time to listen, explain the alternatives, and answer your questions.
I’ve had a successful career, and I’ve retired twice. Now I do this work because I enjoy it, and because success isn’t measured by how many deals I win. It’s measured by how many people I help.
If you’re thinking about buying, refinancing, or just exploring your options, I’d be glad to talk it through.
Bob French
Mortgage Loan Officer | NMLS #2333469
David Kilpatrick Financial LLC
Phone: 201-310-8321
Email: bob@davidkilpatrickfinancial.com