Brad PatshkowskiNMLS #71298
HHL Group — a Division of Canopy Mortgage, LLC · NMLS #1359687
Spokane · Spokane Valley · Liberty Lake · Coeur d’Alene · Post Falls
Straight answersabout Spokanehome loans.
Tell the assistant what you're trying to do and get real numbers for this market in about a minute. When you're ready for the fine print, Brad picks up the phone.
Real answers about buying, refinancing, and investing in Spokane + North Idaho.
or call (509) 230-3765 · start the full application ↗
On the masthead
The experience behind the answers.
Brad Patshkowski · NMLS #71298
Canopy Mortgage, LLC · NMLS #1359687
Licensed in WA + ID
20 years
Lending in Spokane County
250+
Local loans closed
5.0 ★
Client rating on Google
8 communities
Serving Spokane to Coeur d’Alene
DSCR Investor Loan Strategist
Loan specialty
Direct line — no phone tree
Loan programs
Find the loan that fits, not the one that pays best.
Seven ways to finance a home around Spokane and North Idaho. Each one below gives you the real costs, limits, and trade-offs — before anyone asks for your paperwork.
- 01First-time buyerLow-down-payment options, credit guidance, and a plain-English walkthrough of your first purchase.
- 02VA loansZero down for veterans, active duty, and Fairchild AFB families. No monthly mortgage insurance, and BAH counts as income.
- 03FHA loans3.5% down with a 580 credit score. The forgiving option if your credit is still recovering or savings are thin.
- 04Conventional loansAs little as 3% down with solid credit — and mortgage insurance that actually goes away once you hit 20% equity.
- 05RefinanceLower the payment, shorten the term, or pull cash from your equity. The math either works or it doesn’t — you’ll see it straight.
- 06Rapid Repay HELOCYour mortgage becomes a first-lien line of credit with a sweep account — every dollar of income works against the balance daily. A payoff tool most lenders don't have.
- 07DSCR / investorQualify on the property’s rental income, not your tax returns. Built for investors adding Spokane or Kootenai County doors.
How it works
Three steps, no runaround.
Say what you want to do
Ask anything, the way you’d say it out loud — buying your first place, refinancing, adding a rental. Tap one of the suggested questions to get started, or type your own. Plain English is fine.
Answer a couple of quick details
Rough price range, where you're looking, your timeline. That's enough to run honest numbers — no Social Security number, no credit pull.
Talk to Brad
When the numbers look right, Brad takes it from there — a real local lender who answers his own phone, not a call center queue.
From recent closings
“Outstanding experience with Brad! If you are looking for a mortgage lender who makes the complex home buying process feel like a breeze, he’s the one to call. He kept us informed at every step and made sure we understood our options.”
“Brad is fantastic! He was very helpful throughout the whole closing process and did what he could to make things easier. And he was very congratulatory when we closed!”
“Brad was excellent to work with throughout our home purchase. He kept everything on track, which was especially valuable while we were moving across the country.”
Brad Patshkowski — Spokane Valley, WA · NMLS #71298
Meet Brad
Brad
Patshkowski.
Mortgage Advisor · NMLS #71298 · Canopy Mortgage, LLC
Brad lends where he lives — Spokane, Spokane Valley, Liberty Lake, and across the state line into Coeur d'Alene and Post Falls. First homes, VA loans for Fairchild families, refinances, investment properties: he's closed them all in this market.
No loan committee hiding behind a toll-free number. You get Brad's cell, honest math on every option, and a straight answer when a loan doesn't make sense — because the wrong loan closed fast is still the wrong loan.
On the record
Questions Spokane buyers actually ask.
How much down payment do I need to buy a house in Spokane?
Less than most people think. On a $425,000 home — about the Spokane County median — FHA needs 3.5% down ($14,875), conventional starts at 3% for first-time buyers, and VA is zero down for those who qualify. If the down payment is still the sticking point, ask — there are assistance options worth a conversation when a file truly needs them.
What credit score do I need to buy a home here?
A 580 score qualifies for FHA with 3.5% down. Conventional loans generally want 620 or better, and price best above 680. VA sets no minimum score of its own, though most lenders look for around 580 to 620. If your score is close but not there yet, a 15-minute conversation usually surfaces two or three fixable items.
FHA or conventional — which is better for a first-time buyer in Washington?
It comes down to your credit score. Below roughly 680, FHA usually wins on monthly payment despite its mortgage insurance. Above 680 with 5% down or more, conventional often costs less — and its PMI drops off at 20% equity, while FHA’s MIP typically sticks for the life of the loan. Run both side by side before you commit; the difference is real money.
How do VA loans work for Fairchild Air Force Base families?
Zero down, no monthly mortgage insurance, and competitive rates — VA is usually the strongest option on the table for active duty and veterans. BAH counts as qualifying income, and the loan works whether you’re buying in Airway Heights ten minutes from base or out in Spokane Valley. PCS timelines are workable too; a purchase can close in about three to four weeks.
How long does it take to close on a house in Spokane?
Most purchase loans close in 21 to 30 days from signed contract. A clean file — documents in early, no appraisal surprises — can go faster. The best move is getting pre-approved before you shop, so the clock starts the moment your offer is accepted.
What are mortgage rates in Spokane right now?
Rates move daily, and the number that matters is yours, not the market average — credit score, down payment, loan type, property type, and the day you lock all move it. Rather than post a figure here that is stale by the time you read it, Brad will price your actual file and show you the rate with its APR. That takes a few minutes.
Is there down payment assistance in Washington, and do you accept it?
Yes and yes. Washington and North Idaho both have assistance programs, and they can layer with FHA and conventional financing. They fit some files better than others, so whether one actually helps — and which — gets checked in the first conversation, not after you’ve fallen for a house.
What is a DSCR loan, and who qualifies?
A DSCR loan qualifies you on the property’s rental income instead of your personal tax returns — the rent needs to cover the mortgage payment. Typical terms: 20% down and a 620+ credit score, with no W-2s or pay stubs required. It’s built for investors, self-employed buyers with heavy write-offs, and anyone scaling past what conventional guidelines allow.
The fastest way to a real answer — no credit pull, no spam