Same-Day Pre-Approvals
Your income documents, credit profile, and reserves get reviewed by the person you are already talking to. No waiting three days for a referral lender to call you back before you can tour a house on Saturday.
Two Licenses · One Advocate
"Dual-licensed" means one person holds both an active Texas real estate license and an active mortgage loan originator license — so the same advisor who writes your contract also structures and stress-tests the loan behind it. Roman Svyatetskiy has held both since 2018: REALTOR® TREC #713126 and MLO NMLS #277737, with 200+ closed transactions across San Antonio, Boerne, and the Texas Hill Country. Fewer parties, fewer gaps, and one person accountable from the first showing to the funding wire.
Why Dual-Licensed Matters
In Texas, a purchase contract is only as strong as the financing that stands behind it. When those two halves live with two different people, the seams show up at the worst possible moments. Here is what changes when they live with one.
Your income documents, credit profile, and reserves get reviewed by the person you are already talking to. No waiting three days for a referral lender to call you back before you can tour a house on Saturday.
Most deals break in the seam between agent and lender — a missing condition, an unread email, an assumption nobody verified. With one licensee, there is no seam and no one to hand off to.
When something goes wrong, you get an answer instead of a referral. I cannot blame the lender, and the lender cannot blame me. That single point of ownership changes how the whole file is run.
I know which comparables an appraiser can actually use and which adjustments an underwriter will accept. Every listing goes live with an appraisal-defense package, and every offer is priced with valuation risk already measured.
Before you sign, I read your offer the way a wholesale underwriter will: seller-paid credit caps, occupancy language, repair requirements, property condition triggers on FHA and VA. Problems get solved on paper, not in week four.
A rate buydown funded by a seller concession can beat a price reduction outright. Knowing both sides lets me negotiate for the term that actually lowers your payment instead of the one that just looks better on the page.
The Two-Team Problem
The standard model asks a buyer to hire two independent professionals who each hold half the information. The agent knows the property, the seller's motivation, and the deadlines in the contract. The lender knows the guidelines, the debt-to-income math, and what the underwriter will flag. Neither one sees the whole picture, and neither one is responsible for the part they cannot see.
Miscommunication becomes the default. The agent writes a 21-day financing contingency because that is what the market expects. The lender needs 28 days because the borrower is self-employed and the file requires a full bank-statement analysis. Nobody compares those numbers until the deadline arrives, and then the buyer is choosing between an amendment they have no leverage to request and earnest money they cannot get back.
Deals break at closing, not at the start. A low appraisal, an unpermitted addition, a condition report requiring roof repairs before an FHA loan can fund, a last-minute credit inquiry that moves the debt ratio — each of these is survivable if it is anticipated. Each of these is a lost deal if it surfaces two days before the funding wire, which is exactly when a two-team structure tends to find it.
Tension replaces cooperation. When the file gets tight, the agent and the lender start protecting their own reputations rather than the buyer's outcome. The buyer becomes a message relay between two professionals who are quietly blaming each other, and the seller's agent loses confidence in the whole transaction.
Structure gets left on the table. This is the quietest cost of all. Nobody in a split arrangement is looking at the deal as a financing problem while it is still negotiable. A seller credit applied to a permanent rate buydown instead of a price cut, a loan program switch that eliminates mortgage insurance, timing the lock around a contract extension — these are five-figure decisions that only get made if one person is holding both halves at the same time.
My Credentials
Real estate brokerage is provided through JPAR® San Antonio at 1846 N Loop 1604 W, Suite 200, San Antonio, TX 78248. Mortgage origination is provided through Nexa Lending. Both licenses are active and independently verifiable — TREC #713126 through the Texas Real Estate Commission and NMLS #277737 through the NMLS Consumer Access database. When I serve in both roles on a single transaction, that dual capacity and my compensation in each role are disclosed to you in writing before you commit to anything.
I got the real estate license first, in 2018, after years of buying, restoring, and renting property around San Antonio. The mortgage license came because the same problem kept repeating on every file: the paper side and the money side never talked to each other. Reading lending guidelines cover to cover turned out to be the single highest-leverage thing I have ever done for my clients. Read the full story.
How This Works in Practice
A typical dual-licensed transaction, start to finish.
Twenty minutes. We cover what you want to buy, what you can comfortably carry monthly, and which loan programs fit. You leave that call knowing your real budget — not a guess.
I pull credit, review income and assets, and issue a pre-approval I have personally underwritten. Listing agents in this market recognize the difference between that and an online pre-qualification.
We write with financing already solved: realistic option and financing periods, a seller credit structured for maximum payment impact, and appraisal terms sized to the actual comps.
Inspection, survey, and title review run in parallel with loan disclosures. Anything an underwriter would question about the property is flagged while you still have the right to walk.
Conditions come to me, not to a call center. If the appraisal comes in low, the rebuttal package is built the same afternoon because I already know which comps support the value.
Final numbers get reconciled against the contract line by line before you see the settlement statement. You sign, it funds, you get keys — on the price you agreed to and the day you planned to move.
Who I Help
Originated through Nexa Lending: VA, FHA, USDA, Conventional, Jumbo, new construction, DSCR investor loans, bank-statement loans for self-employed borrowers, and other Non-QM programs — plus cash-out refinance and rate-and-term refinance for existing owners. If a program is not the right fit, I will tell you that instead of forcing it.
San Antonio, Boerne, Stone Oak, Shavano Park, Terrell Hills, Helotes, Schertz, Bulverde, Fair Oaks Ranch, Canyon Lake, Bandera, and Kerrville — across Bexar, Comal, Kendall, and Guadalupe Counties and the broader Texas Hill Country. Neighborhood-level guides live on the neighborhoods page.
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My faith in Christ is the foundation for my life, and everything I do in business flows from a desire to please God and serve people well. It is why the process looks the same whether the deal is $200K or $2M.
Start Free
If this is your first purchase, start with my free online Homebuyer Class + Consultation. One session, real answers, no pressure and no pitch — whether you are six months out or ready to shop this weekend.
Questions
Next Step
Bring a house, a rate quote, or a question your last lender never answered. Complimentary, no obligation.