Where Families Matter
Clear Communication. Creative Solutions. Strong Execution.
We're the Impact Lending Team, powered by NFM Lending. We're here to be your true lending partner—helping realtors and builders save deals, hit deadlines, and close more homes.
Our Approach
Clear Communication
We keep you informed every step of the way, with no jargon and no surprises. Transparency is our foundation.
Creative Solutions
Whether it's straightforward or complex, we find the path to your dream home. We work through the details.
Strong Execution
We close files on time. We honor commitments. We deliver results. Our word is our bond.
About Impact Lending Team
Serving the Southeast with expertise, integrity, and a commitment to families
Built on Relationships
The Impact Lending Team isn't just another lender. We're a mortgage team built around one simple belief: Families matter. Relationships matter. And how you show up for people matters.
Our Mission
We want to be more than another lender. We want to be a true lending partner for realtors, builders, and families throughout the Southeast. Whether you're a first-time homebuyer or an experienced investor, we're ready to listen, understand your goals, and find the solution that works for you.
Trusted Experience
With over two decades in the mortgage industry, our team brings deep expertise and a genuine commitment to making your home financing journey smoother. We're here to earn your business every single day.
Why Choose Us?
For Realtors: We save deals, hit deadlines, and close more homes. We're the partner you can count on when your clients need certainty and speed.
For Builders: We understand project timelines and construction financing. We deliver pre-approvals and commitments that help you close sales and keep projects moving.
For Families: We're here to make homeownership accessible. We listen to your story, explore your options, and find the mortgage that fits your life—not the other way around.
Local Expertise
Headquartered in Summerville, South Carolina, we know the Charleston and Southeast markets inside and out. That local knowledge, combined with the resources of NFM Lending, means you get the best of both worlds.
Meet Our Team
Experienced professionals dedicated to your success
James Essen (LinkedIn profile, opens in a new tab)
Brody McGuire (LinkedIn profile, opens in a new tab)
Josiah Willard (LinkedIn profile, opens in a new tab)
What Our Customers Say
Trusted by families, builders, and real estate professionals across the Southeast
"Thanks to the team I am now a homeowner!!! After being rejected by another lender, they took me in, worked with me, was patient and answered every question I had. Great experience!"
"The team helped me build my first home, and I am so thankful. My experience was amazing from the moment I started. They made everything easy and far less stressful. Even when obstacles came up, the team handled it professionally."
"I had an excellent experience! The team was absolutely amazing throughout the entire process. They were professional, responsive, and truly dedicated to making sure everything went smoothly. Highly recommended!"
Our Solutions
Flexible lending programs designed for every borrower
Higher DTI Flexibility
We work with debt-to-income ratios up to 56%, opening doors for qualified borrowers who don't fit traditional lending boxes.
Bank Statement Programs
Perfect for self-employed borrowers and business owners. We use 2-3 months of bank statements to verify income without tax returns.
Asset Utilization Programs
Leverage your savings, investments, and retirement accounts to strengthen your application and achieve your homeownership goals.
Bridge Loan Options
Seamless transitions between homes. We offer bridge financing solutions to help you purchase before selling your current property.
Down Payment Assistance (DPA)
We partner with DPA programs to help qualified buyers reduce upfront costs and make homeownership more accessible.
No Unnecessary Lender Overlays
We stick to guideline-approved criteria. No restrictive lender overlays that would disqualify borrowers unnecessarily.
FHA & VA Loans Down to 500
Comprehensive FHA and VA loan programs with credit score flexibility, helping government-backed borrowers achieve their dreams.
Profit & Loss Only Options
Self-employed borrowers can qualify using 2 years of P&L statements when tax returns show significant deductions.
Real Deal Examples
See how we've made a difference for borrowers just like you
Self-Employed Success Story
Challenge: Self-employed buyer with marginal credit and high debt ratios
Credit Score: 590
DTI Ratio: 56%
Employment: Self-employed
Loan Type: Conventional
Solution: Debt restructuring strategy combined with bank statement income verification. Approved and closed.
Beyond Traditional Lending
Challenge: Previously declined by other lenders for marginal credit and income documentation
Credit: Marginal (below guidelines at other lenders)
Documentation: Primarily bank statements
Strength: Strong cash flow and savings
Loan Type: Bank Statement Program
Solution: Comprehensive cashflow analysis showcasing true borrowing capacity. Approved where others said no.
Recent Career Change
Challenge: Employment change from W-2 to 1099 just 30 days before application
Previous Employment: W-2 employee
New Employment: 1099 contractor
History: 30 days 1099 employment
Loan Type: Self-Employed Program
Solution: Documented income continuation from prior employment combined with 1099 documentation. Approved and funded on schedule.
Quick Close Winner
Challenge: Fast timeline with thorough documentation requirements
Timeline Goal: Close in 30 days
Documentation: Full bank statements (12 months)
Credit Score: Strong (740+)
Loan Type: Conventional
Achievement: Closed in 24 days with exceptional customer service and efficient processing. Borrower delighted.
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Ready to Get Started?
Whether you're a realtor, builder, or family looking to buy, we're here to help.