Conventional
Flexible down-payment options, PMI planning, non-occupant co-borrowers and terms built around your expected time in the home.
Discuss conventionalBased in Colorado Springs · Licensed in 14 states
More mortgage options. One broker who knows your full file.
Whether you are buying your first home, moving up, refinancing, using a VA benefit, building or investing, I compare the viable paths and explain the tradeoffs clearly. You work directly with me from the first plan through closing.
No generic quote form. No obligation. Sensitive documents stay in the secure loan portal.
- Purchase
- Refinance & equity
- VA
- Investor
- Construction
Since 2013
Residential mortgage experience
4.94/5
Across 72 published reviews
14 states
Licensed service through Edge Home Finance
Broker access
Multiple wholesale lending paths to compare
Start where you are
What should the mortgage help you do?
Choose the closest fit. I’ll help with the details, because mortgages are rarely polite enough to stay inside one box.
Purchase planning
Compare the whole decision—not just the rate.
We line up conventional, VA, FHA and USDA paths by payment, cash to close, flexibility and the time you expect to keep the home.
Compare loan optionsDepth when the file gets specific
The program matters. The structure matters more.
I am a full-service mortgage broker with focused experience in the scenarios where details, timing and lender fit make the biggest difference.
VA & military moves
VA is a meaningful part of my practice—not the only part. I help veterans and active-duty buyers plan around entitlement, PCS dates, future income, disability income and occupancy.
- Purchase and refinance
- Entitlement and restoration
- Manual-underwrite planning
Self-employed & investors
When a standard tax-return calculation does not tell the whole story, I can compare bank-statement, DSCR and other alternative-documentation routes.
- DSCR and interest-only options
- Bank-statement programs
- Rental and liquidity strategy
Construction & complex purchases
New builds, renovation plans, tight timelines and hard-to-place files benefit from early coordination across underwriting, appraisal, agents and title.
- Construction and renovation
- Multi-state moves
- Scenario-specific lender fit
A clear process
A clear plan from first call to closing.
You should understand the recommendation before you sign for it.
Tell me the full story
Goals, timeline, income, assets, current debts, property plans and the parts that do not fit neatly into a dropdown menu.
Compare real options
I show the tradeoffs in payment, cash to close, rate structure, mortgage insurance and break-even time in plain English.
Lock, document and execute
Once you choose the path, I coordinate the lender, processor, agents and title team and keep you updated through closing.
Client feedback
Responsive. Direct. Reliable when it counts.
“Always on top of things and makes things happen.”Roger A. · Toccoa, Georgia
“Made our process easy.”Jacob B. E. · Fountain, Colorado
“Responsive and answered any questions we had thoroughly.”Trisha L. D. · Florissant, Colorado
Meet your mortgage broker
Cole Simmons
I’m based in Colorado Springs and licensed through Edge Home Finance to serve borrowers across 14 states. My work spans first homes, military moves, repeat clients, refinances, construction and investor deals—because real life rarely stays inside one loan program.
I entered mortgage lending in 2013. I’m a University of Missouri graduate, and I believe good advice should be fast, specific and easy to understand. You will know why I recommend an option, what could change it and what comes next.
Outside of lending, I’m usually working on golf, piano or chess. The mortgage files are generally more forgiving than the scorecard.
Licensed service areas
Arizona, California, Colorado, Florida, Georgia, Illinois, Kansas, Missouri, North Carolina, Oklahoma, Oregon, Pennsylvania, Tennessee and Texas.
For mortgage loan officers
Curious what the broker model could change for your business?
Let’s compare your current platform with Edge using the numbers and day-to-day realities that matter: compensation, pricing, product range, technology, support, autonomy and room to build your brand.
- Compare the economicsWalk through compensation, pricing and the cost of your current platform.
- Compare the toolboxReview loan products, lender access, technology and operational support.
- Compare the fitTalk honestly about autonomy, growth and what a transition would require.
Common questions
What borrowers usually ask first.
If your question is oddly specific, excellent. Those are usually the important ones.
Ask Cole directlyDo you specialize in VA loans?
Yes. VA financing represents a significant part of my historical production. I regularly work through PCS timing, entitlement, disability income, future employment, occupancy questions, manual underwriting and VA refinance options.
Can you help me outside Colorado?
Yes, when the property and borrower are in a state where I am licensed through Edge Home Finance. My current licensed states are listed above. Program availability still varies by lender, property and scenario.
What do I need for a preapproval?
Start with the secure application. The exact document list depends on how you earn income and where your funds are coming from, but it commonly includes income, asset, identification and housing information plus authorization to review credit. Do not email sensitive documents; use the secure portal.
Does an application commit me to a loan?
No. Completing the application gives me the information needed to review your options. You are not obligated to proceed simply because you applied.
Can closing costs be rolled into the loan?
Sometimes, depending on the loan type and transaction. Purchase loans often use a mix of borrower funds, eligible seller concessions and lender credits. Refinances may allow certain costs to be financed when the value and program support it. I will show the actual cash-to-close structure.
How fast can we close?
Fast closings are possible when the borrower file, appraisal, title work and property support the timeline. I set the target after reviewing the full scenario, then communicate that plan to every party.
Why do I not see sample rates here?
Mortgage pricing changes and depends on credit, property type, occupancy, loan size, equity, lock period and program. A sample rate without those details is mostly decoration. I provide a scenario-specific comparison instead.
Choose your next step
A call for the questions. A secure portal for the numbers.
Book directly on my Edge calendar if you want to talk first, or start the secure application when you are ready for a full review.