Total Lending Concepts in Oklahoma City: Mortgage Lender for Self-Employed and Non-Traditional Borrowers
Total Lending Concepts is a mortgage lender based in Oklahoma City that specializes in financing for self-employed borrowers, business owners, and applicants with non-traditional income documentation, operating since the early 2000s in the local market.
What Total Lending Concepts Actually Does
Total Lending Concepts handles mortgage origination for buyers who fall outside the standard lending profile. Self-employed applicants, contractors, investors with multiple income streams, and borrowers with recent credit challenges or complex financial situations make up the core clientele. The lender works within conventional, FHA, VA, and USDA loan programs and handles both purchase mortgages and refinances. The business operates as a correspondent lender, meaning it originates loans and sells them to larger investors rather than holding them on its own balance sheet, which is typical for independent mortgage shops in Oklahoma City.
Services and Pricing Structure
Total Lending Concepts offers pre-qualification consultations at no charge. A pre-qualification typically takes 10 to 15 minutes and involves a brief conversation about income, credit, down payment, and target property price to establish a rough lending range.
Formal pre-approval requires documentation. Self-employed applicants submit two years of tax returns, profit-and-loss statements, and year-to-date business income. W-2 employees provide pay stubs and verification of employment. Processing fees and origination charges follow standard Oklahoma City market ranges: origination typically runs 0.5 to 1.5 percent of the loan amount, and processing fees are usually $400 to $600. Interest rates track national market movements and vary by credit score, loan term, and program; confirm current rates directly with the lender.
FHA loans (which allow down payments as low as 3.5 percent) are common for first-time buyers in the Oklahoma City area; conventional loans typically require a minimum 5 to 10 percent down payment depending on credit and income. VA loans (for military service members and veterans) carry no down payment requirement. USDA loans (for qualifying rural properties in Oklahoma) also require zero down but are limited by property location and borrower income limits.
How It Compares to Other Oklahoma City Mortgage Lenders
Larger national lenders like Rocket Mortgage, Better.com, and local bank mortgage departments (BOK Financial, Arvest Bank) prioritize streamlined digital processing and W-2 salaried borrowers. Their automated underwriting favors clean financial profiles and move faster for standard applications, but they often decline or delay self-employed applicants.
Traditional mortgage brokers in Oklahoma City (such as locally established shops) shop multiple lenders and may find better rates for some borrowers, but brokers earn commissions from lenders and typically charge additional fees to the borrower. Total Lending Concepts, as a direct lender, eliminates the broker markup, which can mean lower total closing costs for borrowers willing to do business with one lender rather than shopping through an intermediary.
Credit unions serving Oklahoma City members (Tinker Federal Credit Union, Oklahoma Educators Credit Union) offer mortgages and often have lower rates for members, but membership eligibility and loan programs are narrower. They are the best choice if you qualify for membership and want the lowest possible rate on a standard loan; Total Lending Concepts is better if you are self-employed and need a lender that specializes in income documentation outside the usual W-2 pattern.
Who This Lender Suits and Who It Does Not
Total Lending Concepts is ideal for self-employed business owners, freelancers, gig workers, and borrowers with multiple income streams who have solid credit and personal tax returns to document income. It serves investors buying rental properties and borrowers refinancing into better terms after credit recovery.
It is not the fastest option for salaried W-2 employees with clean credit seeking a standard purchase mortgage; national lenders often close those loans faster. It is not suited for borrowers with very poor credit (below 580) or those with recent bankruptcy or foreclosure without sufficient time and financial recovery since the event.
What the First Visit Involves
Contact Total Lending Concepts by phone or in person at the Oklahoma City office to request a pre-qualification. A loan officer reviews your situation in a 15-minute conversation and discusses which loan program best fits your needs and timeline. If you proceed, you provide documentation (tax returns, business records, pay stubs, bank statements) either in person or by email, and the lender runs a soft credit check to confirm your score and address any issues. Formal pre-approval takes 3 to 5 business days once documents are received. After pre-approval, you work with the lender's processing team to lock in a rate and move toward closing; the timeline from pre-approval to closing is typically 30 to 45 days depending on appraisal and underwriting complications.
Hours, Parking, and Logistics
Total Lending Concepts operates Monday through Friday during standard business hours. Confirm current hours and the exact office address by phone or online before visiting. Parking is typically available at or near the office; ask when you call. Much of the application process can be handled remotely via phone and email, so an in-person visit is not required, though it can streamline the consultation.
For self-employed borrowers in Oklahoma City, Total Lending Concepts removes the guesswork of whether a lender will accept your income documentation and closes the gap that national lenders and W-2-focused banks leave open.
