I've been doing this for over 20 years. And right now, in early 2026, I'm seeing more contracts fall apart than I have in a long time — not because of bad buyers or bad homes, but because of three very specific, very preventable problems.
If you're buying in Oakland or Macomb County right now, read this before you make an offer.
Problem #1: Pre-Qualifications Masquerading as Pre-Approvals
There's a massive difference between a pre-qualification letter and a real pre-approval — and listing agents know it. A pre-qual is basically a buyer saying "I think I can afford this." A real pre-approval means a lender has pulled credit, verified income and assets, and confirmed you actually qualify.
In a competitive market, offers backed by weak pre-quals are getting passed over — even when the price is right. I've seen sellers accept lower offers because the financing looked more solid.
"A pre-qualification says you might qualify. A pre-approval says you do. There's a big difference when a seller is evaluating five offers."
What to do: Get a full pre-approval before you start seriously looking. Not a pre-qual — a real one, with credit pulled and income documented. I can typically turn these around same day.
Problem #2: Rate Lock Timing Mistakes
Rates have been volatile. A buyer who floats their rate thinking it'll drop and then gets hit with a spike at the wrong moment can find their monthly payment jumping $150-$200 overnight. That changes what they can afford — and sometimes it kills the deal.
On a $350,000 loan, the difference between 6.75% and 7.25% is about $114/month. Over 30 years that's over $40,000. This isn't a rounding error — it's a real financial decision that needs a real strategy.
What to do: Have a rate lock conversation with your lender before you go under contract, not after. Know your options, know the costs, and have a plan.
Problem #3: Surprise Issues During Underwriting
The third thing killing deals right now is underwriting surprises — things that could have been caught at the beginning but weren't. A recent job change. A large unexplained deposit. A credit card that got maxed out after pre-approval. These things don't have to be dealbreakers, but if your lender doesn't catch them early, they become last-minute emergencies.
I review these things upfront. If there's something in your file that could cause a problem, I'd rather know about it in week one than week six when you're days from closing.
The Bottom Line
Most of the deals I'm seeing fall apart right now were preventable. They failed because of paperwork issues, financing gaps, or timing mistakes that a good lender would have caught early. That's exactly what I'm here for.
If you're planning to buy in Oakland or Macomb County — or your agent is working with buyers who need a lender they can count on — let's talk before you need me, not after.
Don't let a preventable issue kill your deal.
Call or text me directly. I'll tell you exactly where you stand.
📞 Call Tommy — (586) 415-4507