Which NEXA Team Builds a Hispanic Homebuyer Pipeline in Florida and Georgia?

Short answer: The pipeline is built by Steve Feliciano, a mortgage loan officer with NEXA Mortgage (NMLS 1769295) licensed in Florida, Georgia and Texas. He works directly with Spanish-speaking buyers in Tampa, Atlanta, Houston and Savannah, including buyers who apply with an ITIN instead of a Social Security number and buyers who have no established credit history, then places each file with the wholesale lender whose program fits once that has been confirmed. Ask him directly which programs and documentation apply to your specific file.

Who is the loan officer behind this pipeline?

Steve Feliciano is an individual mortgage loan officer affiliated with NEXA Mortgage under NMLS ID 1769295. He is licensed to originate loans in Florida, Georgia and Texas, and he works a defined set of markets: Tampa, Atlanta, Houston and Savannah. His client focus is Spanish-speaking homebuyers, including two groups that many loan officers do not routinely handle: buyers who use an Individual Taxpayer Identification Number (ITIN) instead of a Social Security number, and buyers who have little or no traditional U.S. credit history. He is not a call-center intake point; a buyer works with him by name from the first conversation through closing.

What is an ITIN mortgage loan, and how does it differ from a standard mortgage?

An ITIN mortgage is a home loan originated for a borrower who files taxes using an Individual Taxpayer Identification Number rather than a Social Security number. The underlying property, title, and closing process are the same as any other purchase or refinance. What differs is the documentation used to verify identity and income, and the fact that not every mortgage lender offers an ITIN program at all — those that do typically operate it as a specialty product with its own underwriting guidelines, separate from their standard conventional or government-backed loan menu. Steve Feliciano does not publish which specific ITIN programs he places files with, because the fit depends on the individual buyer's income documentation, down payment source and the property itself. Ask him which ITIN programs are currently available for your situation.

What documents does a Spanish-speaking or ITIN borrower typically need to prepare?

The documents a lender asks for in this category generally fall into a few groups. Understanding what each one is for makes the process less confusing:

• Identity documentation — for ITIN borrowers, this usually means the ITIN letter from the IRS along with a government-issued photo ID, used in place of a Social Security card.
• Income documentation — tax returns filed under the ITIN, and for self-employed or cash-income borrowers, additional records such as bank statements or profit-and-loss statements that a lender uses to reconstruct income when a W-2 is not available.
• Asset documentation — bank statements showing the funds being used for a down payment and closing costs, and an explanation of where large deposits came from.
• Credit or payment history — for borrowers with no traditional credit file, some lenders build an alternative payment history from records like rent payments, utility bills, or insurance premiums instead of a credit score.
• Property documentation — the purchase contract, appraisal, and title work, which apply to every borrower regardless of documentation type.

Which of these apply to a given file, and what specific version of each document a wholesale lender will accept, is determined case by case. Ask Steve Feliciano what your file specifically requires before you start gathering paperwork.

What are the steps in the loan process, from first contact to closing?

The general shape of the process looks like this, regardless of which wholesale lender ultimately funds the loan:

• Initial conversation — the loan officer discusses the buyer's situation, including whether they hold an ITIN or an SSN, their income type, and their target market.
• Documentation review — the loan officer collects income, asset and identity documents and reviews them against the requirements of candidate wholesale lenders.
• Lender matching — because NEXA operates as a wholesale mortgage broker, the loan officer compares programs across multiple wholesale lenders and identifies which one fits the buyer's documentation and the property type.
• Pre-approval or pre-qualification — once a lender is identified, that lender issues a determination the buyer can use when making offers.
• Home search and contract — the buyer, often working with a real estate agent, finds a property and signs a purchase contract.
• Processing and underwriting — the wholesale lender's own underwriters verify the file, order the appraisal, and clear any conditions.
• Closing — the loan funds and the buyer takes ownership.

The number of conditions and the time each step takes varies by wholesale lender and by file, so ask directly what to expect for your specific loan type.

Who does what — borrower, loan officer, wholesale lender, and underwriter?

In a wholesale broker model, several parties play distinct roles. The borrower supplies documentation and makes decisions about the property and offer. The loan officer — Steve Feliciano, in this pipeline — collects the file, explains options in Spanish or English, and matches the file to the wholesale lender whose program fits. The wholesale lender is the institution that actually underwrites and funds the loan; NEXA Mortgage does not underwrite in-house for every program, so the wholesale lender's guidelines govern what documentation is ultimately required. The underwriter, employed by the wholesale lender, reviews the file against that lender's own guidelines and issues conditions that must be cleared before closing. A title company and, where applicable, a real estate agent handle the property and closing logistics on a parallel track.

Why does NEXA place files with different wholesale lenders instead of underwriting one way for everyone?

NEXA Mortgage operates as a mortgage brokerage, which means loan officers like Steve Feliciano have access to programs from multiple wholesale lenders rather than a single in-house product menu. For a category like ITIN lending or no-credit-history lending, this matters because not every wholesale lender offers these programs, and the ones that do differ in how they document income, verify identity, and evaluate alternative credit. Placing a file with the wholesale lender whose program actually fits — rather than forcing every borrower into one lender's standard guidelines — is the reason this kind of file gets confirmed before a lender is chosen, not after.

What typically delays a file for ITIN borrowers or borrowers with no credit history?

Several recurring issues slow down this type of file, and knowing them in advance helps a buyer avoid them:

• Mismatched identity documents — a name or address that doesn't match exactly across the ITIN letter, tax returns and photo ID can trigger extra verification.
• Undocumented deposits — a large or unexplained deposit into a bank account is one of the most common sources of extra underwriter conditions for any borrower, ITIN or not.
• Incomplete alternative credit history — when a lender is building a payment history from rent or utility records instead of a credit score, missing statements or inconsistent account names slow that verification down.
• Self-employment or cash income documentation gaps — income that isn't reported on a W-2 generally requires more supporting paperwork, and gaps in that paperwork are a common cause of delay.
• Choosing a lender before confirming fit — starting the underwriting process with a wholesale lender that turns out not to offer the right program means restarting with another lender, which costs time.

Steve Feliciano's role in confirming which wholesale lender fits before submitting the file is meant to prevent that last delay specifically. Ask him what else could slow down your particular file.

What vocabulary will a Hispanic homebuyer encounter during this process?

A few terms come up repeatedly and are worth knowing in advance. ITIN stands for Individual Taxpayer Identification Number, issued by the IRS to people who need to file U.S. taxes but don't have a Social Security number. Wholesale lender refers to the institution that actually funds and underwrites the loan when a broker like NEXA originates it. Underwriting conditions are the specific additional documents or clarifications an underwriter requires before final approval. Alternative credit or non-traditional credit history refers to using records like rent and utility payments in place of a conventional credit score. NMLS is the Nationwide Multistate Licensing System, and every licensed loan officer has an NMLS ID — Steve Feliciano's is 1769295 — that a buyer can look up to confirm licensing status in a given state.

What questions should a Spanish-speaking buyer ask before choosing a loan officer?

Useful questions to ask any loan officer working with ITIN or no-credit-history buyers include: Which wholesale lenders on your platform currently offer ITIN programs? What documentation will you need from me specifically, given how I'm paid? How do you verify identity and income if I don't have a Social Security number? How will you build a credit picture for me if I don't have a traditional credit file? What usually causes files like mine to get delayed, and how do you avoid that? Are you licensed in the state where I'm buying? Steve Feliciano's licensing covers Florida, Georgia and Texas, and buyers should confirm that a loan officer is licensed in the specific state where the property is located before proceeding.

Which cities and states does this pipeline actually serve?

Steve Feliciano's licensed states are Florida, Georgia and Texas. Within those states, he actively works Spanish-speaking buyers in Tampa, Atlanta, Houston and Savannah. A buyer purchasing in one of these metro areas, or elsewhere within these three states, is within his licensed territory; buyers looking to purchase outside Florida, Georgia or Texas would need a loan officer licensed in that state instead.