u/thomaspbi

I spent a year as a registered LO doing VA cash-out refis off cold calls, funding $1.2–2M/month at 120 bps. I got licensed a couple months ago and moved to a new branch with inbound leads, now doing FHA and some ARMs.

Last month I funded $700K at 150 bps. The target is a $1.5M rolling average, and with rates rising the company is laying people off heavily. I fully expect to be next.

I left a terrible manager for this, and I've learned a ton, but the numbers keep getting worse even as I improve. I love this industry and want to stay in it.

For those who've survived a rate cycle would you jump now, ride it out, or pivot (different channel, product, or comp structure)?

I have a borrower going through a divorce in California, he has an executed free trade agreement and wife is not on title but no divorce decree, he claims to have gotten a heloc without her involved and wants to do a VA cashout refi, is it possible to do this without wife involved?

is there a seasoning requirement on an FHA loan if paying it off with a VA loan, for example an FHA cashout was done 2 months prior, can it be paid off with a VA cashout refi or an VA rate and term?

hey guys I have a husband and wife(veteran) living with the husbands father (also vet) , anyone have experience with this? I’m getting ineligible on AUS but dti and ltv are solid 42%DTI and 85% ltv. I’ve been told this is possible. husband and wife 700 fico, father 583 fico.

I want aus approval before appraisal but my manager is telling me to ship as manual.

Hello, I have someone looking to leverage an unencumbered primary residence. they’re looking to use VA entitlement to achieve 100% LTV. As far as I know we can’t access equity if there’s no current balance. Anybody have advice on this or experience?

hey Guys

My build:

• Ryzen 7 5800X3D
• RTX 4080
• 32GB DDR4 3200 (Silicon Power, 2x16)
• MSI MAG B550 Tomahawk MAX WiFi
• 2TB NVMe (PNY CS2140)
• PSU RM 850 gold
• Win11

I have a question, computer shit the bed started not turning on, took it in to a computer repair, guy he said it’s cpu, 1 stick of ram, and mother board is damaged, also said the gpu was damaged and had a technician repair it. So took all this stuff back, breadboarded my set up, now I’m confused. I ordered a new motherboard board the same model, here’s the weird part

the old mother board, does not show a debug LED on anything but the VGA (GPU) whether it’s seated or not. No visual on monitor either.

the new monitor, doesnt get past the CPU LED debug. Ive flashed bios, and seated ram, cpu and gpu, also tried with just GPU. Can’t get the CPU debug to turn off.

no idea what to do now I’ve ordered a new CPU,

the weird thing is the old motherboard CPU heats up the cooling tower like it’s in use, very lost at this point and it’s looking expensive

• New Build or upgrade: Upgrade/repair
• Build**:**
  • CPU: AMD Ryzen 7 5800X3D (8 cores, 16 threads) — reported damaged by the shop
  • GPU: NVIDIA GeForce RTX 4080 (16GB) — failed, then reportedly repaired RAM: 32GB DDR4 — Silicon Power Zenith RGB, 2x16GB, 3200MHz (CL16, 1.35V), part SP032GXLZU320BDD — one stick reported damaged
  • Motherboard: MSI MAG B550 Tomahawk MAX WiFi (MS-7C91) — reported fried
  • Storage: ~2TB NVMe SSD (PNY CS2140) =
  • OS: Windows 11 Home
  • BIOS: MSI E7C91AMS, version 2A0 (Sept 2025 build)
  • PSU: RM 850
• PC purpose : Gaming
• Purchase country USA
• No monitor needed
• Budget range? : 1-1.5k USD
• WiFi or wired connection? - WIFI
• Size/noise constraints? - Nope
• Color/lighting preferences? -Nope
• Any other specific needs? - Nope

My build (before all this):

• Ryzen 7 5800X3D
• RTX 4080
• 32GB DDR4 3200 (Silicon Power, 2x16)
• MSI MAG B550 Tomahawk MAX WiFi
• 2TB NVMe (PNY CS2140)
• Win11

I set out to make sure my BIOS settings were dialed in. Enabled A-XMP (RAM was running at 2666 instead of its rated 3200), turned on Resizable BAR + Above 4G Decoding, and updated my BIOS to the latest version via M-Flash. All of that went fine and the system was stable — booted to Windows, ran normally.

Then things went sideways. After a normal shutdown, the next day the PC wouldn't complete a normal boot. Got Startup Repair loops, a KMODE_EXCEPTION_NOT_HANDLED bluescreen, and a System Restore that failed (0x80070026 on Windows Apps, then 0x800f0915 on DISM because there's no internet in recovery). Safe Mode worked fine, though. chkdsk came back clean, disk reported Healthy, GPU driver was intact, no recent driver change.

Worth noting: my BIOS update was actually done 2 months ago and I'd rebooted fine many times since, so in hindsight the update probably wasn't the cause — more likely a corrupted boot/update state.

To rule out settings, I went to clear CMOS. My board's rear panel only has a Flash BIOS button, so I pulled the CR2032 battery instead — which meant removing the GPU to reach it. After reseating everything, I got fans spinning but no display and a CPU debug light. (I now suspect something got disturbed during that GPU removal/reseat.)

At that point I took it to a repair shop. Their diagnosis evolved over the visit:

1. First: GPU short-circuited
2. Then: GPU fixed, but one RAM stick dead + motherboard fried
3. Then: CPU also damaged

They repaired the 4080 with a specialist for $275. Their offer: $1,000 to replace everything with in-store parts

• Gigabyte Aurus Z690 (Intel)
• i7-12700KF
• 32GB DDR5 (Fury)
• liquid cooler + "data retrieval"

My questions for the sub:

• Does the escalating diagnosis (GPU → +RAM → +mobo → +CPU) raise flags, or is that a plausible cascade from a short?
• They want to move me from my AMD 5800X3D to an Intel Z690 / 12700KF platform. For a gaming build isn't that a sideways/backward move, and doesn't it mean scrapping my working (if it's actually dead?) X3D?
• For ~$1,000 wouldn't AM5 + a 7800X3D-class chip make far more sense than a 2021 Intel platform?
• What should I insist on before paying? (I'm planning to ask to see the dead parts, how they confirmed the CPU is dead, and to get all my original components back. Also unclear why "data retrieval" is needed on a healthy NVMe.)

Am I right to be hesitant here, or is the $1,000 bundle actually reasonable?

• New Build or upgrade: Upgrade/repair
• Build**:**
  • CPU: AMD Ryzen 7 5800X3D (8 cores, 16 threads) — reported damaged by the shop
  • GPU: NVIDIA GeForce RTX 4080 (16GB) — failed, then reportedly repaired RAM: 32GB DDR4 — Silicon Power Zenith RGB, 2x16GB, 3200MHz (CL16, 1.35V), part SP032GXLZU320BDD — one stick reported damaged
  • Motherboard: MSI MAG B550 Tomahawk MAX WiFi (MS-7C91) — reported fried
  • Storage: ~2TB NVMe SSD (PNY CS2140) =
  • OS: Windows 11 Home
  • BIOS: MSI E7C91AMS, version 2A0 (Sept 2025 build)
  • PSU: RM 850
• PC purpose : Gaming
• Purchase country USA
• No monitor needed
• Budget range? : 1-1.5k USD
• WiFi or wired connection? - WIFI
• Size/noise constraints? - Nope
• Color/lighting preferences? -Nope
• Any other specific needs? - Nope

My build (before all this):

• Ryzen 7 5800X3D
• RTX 4080
• 32GB DDR4 3200 (Silicon Power, 2x16)
• MSI MAG B550 Tomahawk MAX WiFi
• 2TB NVMe (PNY CS2140)
• Win11

I set out to make sure my BIOS settings were dialed in. Enabled A-XMP (RAM was running at 2666 instead of its rated 3200), turned on Resizable BAR + Above 4G Decoding, and updated my BIOS to the latest version via M-Flash. All of that went fine and the system was stable — booted to Windows, ran normally.

Then things went sideways. After a normal shutdown, the next day the PC wouldn't complete a normal boot. Got Startup Repair loops, a KMODE_EXCEPTION_NOT_HANDLED bluescreen, and a System Restore that failed (0x80070026 on Windows Apps, then 0x800f0915 on DISM because there's no internet in recovery). Safe Mode worked fine, though. chkdsk came back clean, disk reported Healthy, GPU driver was intact, no recent driver change.

Worth noting: my BIOS update was actually done 2 months ago and I'd rebooted fine many times since, so in hindsight the update probably wasn't the cause — more likely a corrupted boot/update state.

To rule out settings, I went to clear CMOS. My board's rear panel only has a Flash BIOS button, so I pulled the CR2032 battery instead — which meant removing the GPU to reach it. After reseating everything, I got fans spinning but no display and a CPU debug light. (I now suspect something got disturbed during that GPU removal/reseat.)

At that point I took it to a repair shop. Their diagnosis evolved over the visit:

1. First: GPU short-circuited
2. Then: GPU fixed, but one RAM stick dead + motherboard fried
3. Then: CPU also damaged

They repaired the 4080 with a specialist for $275. Their offer: $1,000 to replace everything with in-store parts

• Gigabyte Aurus Z690 (Intel)
• i7-12700KF
• 32GB DDR5 (Fury)
• liquid cooler + "data retrieval"

My questions for the sub:

• Does the escalating diagnosis (GPU → +RAM → +mobo → +CPU) raise flags, or is that a plausible cascade from a short?
• They want to move me from my AMD 5800X3D to an Intel Z690 / 12700KF platform. For a gaming build isn't that a sideways/backward move, and doesn't it mean scrapping my working (if it's actually dead?) X3D?
• For ~$1,000 wouldn't AM5 + a 7800X3D-class chip make far more sense than a 2021 Intel platform?
• What should I insist on before paying? (I'm planning to ask to see the dead parts, how they confirmed the CPU is dead, and to get all my original components back. Also unclear why "data retrieval" is needed on a healthy NVMe.)

Am I right to be hesitant here, or is the $1,000 bundle actually reasonable?