First-Time Homebuyer Education · San Antonio & Central Texas
The media says homeownership is out of reach. The math says otherwise. There are loan programs for nearly every income and every situation — and buying a home is still the most reliable way most families in this country build long-term equity. This is honest education and honest guidance, from your first question to closing day.
Roman Svyatetskiy · Dual-Licensed REALTOR® + Mortgage Loan Officer · TREC #713126 · NMLS #2777337
Why this exists
Most first-time buyers I meet aren't confused because they're not smart. They're confused because the industry made it that way. Realtors don't understand mortgages. Lenders don't understand contracts. Nobody sits them down and explains — openly, at no cost, with nothing to sell in that moment — how the whole thing actually works.
The American Dream Project is my answer to that. Free education, honest math, and one person who can navigate both sides of the transaction: the offer and the loan. When you're ready to buy, I'm here. Until then, learn without pressure.
— Roman Svyatetskiy · By God's Strength
Why it matters
The typical American homeowner household has a net worth of $396,200. The typical renter household has $10,400. That is roughly a 38-to-1 gap, and Federal Reserve data shows the same pattern holds at every age.
This is not luck. It is what happens when a family pays down a mortgage instead of a landlord's, and when a home appreciates over 10, 20, 30 years. It is the single most consistent way ordinary people in this country have built generational wealth.
Median household net worth, 2022. Homeowners hold roughly 38× the wealth of renters.
The program
Whether you're a year out or ready this month, there's a way to start — all free.
Group education · 60–90 minutes · Free
A live class covering the exact steps: what credit score you actually need, how down payment assistance works in Texas, the truth about pre-approval, and the mistakes that cost first-time buyers thousands. No sales pitch. Bring questions.
Just you and me · 30–60 minutes · Free
A private conversation about your specific situation — income, credit, timeline, and goals. I'll build you a realistic path forward: what you can afford today, what you need to fix, and how long it'll take. Confidential, no pressure.
Pre-approval through closing · Free to buyer
When you're ready to buy, I'm the one person who represents you on both sides: the loan and the property. No handoffs to a lender who doesn't know your file. No agent who can't explain your mortgage. One relationship, closing to closing.
The dual-license advantage
Most buyers work with a REALTOR® who hands them off to a lender they've never met. Two different companies, two different priorities, two chances for something to go wrong at closing. I hold both licenses in Texas — I originate the loan and I write the contract.
REALTOR®
TREC #713126
JPAR® San Antonio
Mortgage Loan Officer
NMLS #2777337
NEXA Mortgage · NMLS #1660690
That means when your appraisal comes in low, your credit hits a snag, or the seller asks for a concession — one phone call, one decision, one person accountable. No triangulation, no "let me check with my lender." I am the lender. And the agent.
See how it works →In the Masterclass, you'll learn
What lenders actually require vs. what the internet tells you. Middle FICO score, tri-merge report, and how one collection can shift your rate 0.75%.
TSAHC, TDHCA, MCC, city bond programs. Which ones stack, which ones you don't qualify for, and how "free money" changes your monthly payment.
The difference between pre-qualified, pre-approved, and TBD. What documents you need. What derails an approval mid-contract — and how to protect yourself.
Escrow shortages, tax reassessment, HOA transfer fees, homestead exemption timing. Real dollar amounts, not estimates.
What sellers actually accept right now. Concessions vs. price reductions. When to walk away and when to write.
What the underwriter is looking at in your final week. Why buying furniture on credit before funding is the #1 killer of loans.
Before you count yourself out
You do not need every answer today. Start with what is on your mind, and take the next step when you are ready.
Explore all 12 buyer questionsNo. Some mortgage programs allow smaller down payments, and certain eligible buyers may qualify for a no-down-payment option. The amount you need depends on the loan program and your qualifications. (TSAHC)
Before deciding you need years of additional savings, let’s look at your actual options. We’ll compare the down payment, closing costs, monthly payment, and savings you want to keep afterward.
Possibly. Credit matters, but it is only one part of the decision; lenders also evaluate income, debts, assets, and the requirements of the loan program. (CFPB)
My approach is to understand where you are before telling you what comes next. If you need time to prepare, the goal is a realistic plan, not judgment or a promise that your score will change overnight.
Look beyond principal and interest. Your housing budget also needs to account for property taxes, homeowners insurance, any required mortgage insurance, and HOA or condo dues; some expenses may be paid separately from the mortgage. (CFPB payment worksheet)
I also recommend planning for utilities, maintenance, and repairs. Our Monthly Payment Worksheet helps you see the full picture instead of focusing on one advertised payment.
Yes, assistance may be available to eligible buyers. For example, TSAHC offers assistance through participating lenders, with options that include grants and second-lien loans carrying different repayment or forgiveness conditions. (TSAHC)
The important question is not simply, “Can I get assistance?” It is, “What does this assistance cost, what are the conditions, and does it make my overall purchase a better fit?”
Then this is still a good place to start. The American Dream Project exists to help you understand the process before you feel pressured to make a decision.
Use the guides, attend a class, or bring your questions to a conversation. Whether your next step is buying a home or spending more time preparing, I want that decision to come from understanding, not discouragement.
Group class if you want to learn alongside other first-time buyers. Private consult if you want your specific numbers run today.
Roman's practice
The American Dream Project is the education front door. When you're ready to buy, sell, or refinance, you already know who's helping you.