I get where you’re coming from, but I’ve actually had better luck going straight to smaller local banks rather than brokers or credit unions. Some of them seemed more willing to look at the whole picture, not just the visa status. The rates weren’t always amazing, but the process felt less rigid. Ever try that route? I do agree, though—consistency is all over the place. It’s like every lender has their own playbook.
It’s interesting you mention local banks—my experience lines up with yours in a lot of ways. Those smaller institutions really do seem to have more flexibility, or at least a willingness to look beyond just the black-and-white of visa status or credit score. I’ve seen cases where someone’s work history and savings carried more weight than their residency situation, which is honestly refreshing compared to the “computer says no” vibe you get from some of the big-name lenders.
That said, I wouldn’t write off credit unions entirely. They can be hit or miss, but sometimes they’ll go to bat for you if you’ve got a longstanding relationship or can show you’re invested in the community. I guess that’s the theme here—there’s just no universal standard. One lender might see your H1-B as a red flag, while another barely blinks if everything else looks solid.
Rates are another story. You’re right, they’re not always the most competitive when you go with a smaller bank, but sometimes peace of mind and a smoother process are worth paying a little extra for. I’d take a slightly higher rate over endless paperwork and uncertainty any day.
I’ve also noticed that being upfront about your situation from the start helps. Some lenders appreciate transparency and will let you know right away if they can work with you or not. Saves everyone time and frustration.
In the end, it really does feel like every lender has their own secret rulebook. It can be exhausting, but persistence pays off. If one door closes, there’s usually another one somewhere—you just have to be willing to knock on a few more than you might expect.
Funny you mention the “secret rulebook”—I’ve literally had a loan officer tell me, “Well, we don’t usually do this, but…” and then suddenly the rules changed. It’s wild. I’ve seen clients with rock-solid jobs and fat savings get turned down by big banks, only to have a tiny local lender roll out the red carpet. Credit unions are a mixed bag, for sure. Sometimes they’re all about community, other times it’s like trying to join a secret society. I do wish there was more consistency, but maybe that’s just wishful thinking. At least being upfront saves everyone some headaches.
Yeah, the “secret rulebook” thing is real. I’ve seen lenders change their tune mid-process, especially with H1-B clients. Sometimes it feels like it depends on who you get on the phone that day. Local banks can be surprisingly flexible, but it’s never a guarantee. The inconsistency drives me nuts too—wish there was a playbook everyone followed, but I guess that’s just not how mortgages work in practice.
The “secret rulebook” is the perfect way to put it. I’ve been through this circus twice now—first time as an H1-B, second time after getting my green card—and honestly, it felt like two completely different games. One lender wanted a mountain of paperwork and acted like my visa status was a red flag, while another local credit union barely blinked. It’s wild how much it depends on who’s sitting behind the desk (or on the other end of the phone).
I totally get the frustration. You’d think with all the regulations and paperwork, there’d be some kind of standard process, but nope. Sometimes I swear they just make it up as they go along. I remember one guy telling me, “Oh, we don’t do loans for H1-Bs,” but then his colleague said, “Actually, we do, but only if you’ve been here two years and have an approved I-140.” Like, can you guys get your story straight?
Honestly, I started treating it like shopping for a used car—don’t take the first offer, and don’t be afraid to walk away if something smells off. Local banks can be more flexible, but I’ve also seen them get spooked by anything outside the norm. The big banks are hit or miss, too. One tip: if you find someone who actually knows what they’re talking about, stick with them. They’re unicorns.
Wish there was a playbook, but I guess the “rules” are more like guidelines... or maybe just suggestions, depending on the weather. At this point, I just assume there’ll be curveballs and try not to get too attached to any one answer until the ink’s dry. Keeps my expectations low and my blood pressure in check.
