We teed up today’s events with a huge change to our networking gear over the weekend. It involved new DNS routing as well as gobs of new equipment to increase speed, redundancies and security. Solid planning by Brian Gardner, our CTO made the whole thing happen in a lot less time than we anticipated. On Saturday night I got a call that all was good – and I enjoyed a stress free weekend.

Cogent Road’s main application, Funding Suite is a very complex application that connects to a multitude of third party mortgage systems. Unfortunately, our new Cisco firewalls had a firmware update that caused unanticipated issues when these systems tried to access Funding Suite. I’m not making excuses, maybe we could have tried simulating these connections in production – you know, hindsight and all the rest – but regardless our system was not operating fully.

What followed was a blur of texting, cell phone ringtones and cars pulling into the office all at the same time. Brian was already on the phone with Cisco hounding them for an explanation when I got in. I did what any good CEO would do – I set a Costco sized bottle of Excedrin on his desk and left.

The entire situation lasted about an hour…which seemed like two weeks. Seeing an engineer poke a smiling face and exaggerated thumbs up in your office door brings with it a special kind of relief only software folks can understand.

Then all hell broke loose.

No phones & no power. So how do we inform our clients?

I had just begun a joint interview (I could not make this up) about Avail with our industry’s most veteran technology editor and one of our large clients. Just as I finished an initial comment – everything went dark. And quiet. No computers, no lights, no phone. Just immediate dark silence – all at once. And it was still Monday morning.

Turns out a transformer blew in San Diego which took out a good chunk of the La Jolla area. This meant we had no power and no telephones. Every customer that called was greeted with what I would argue is the most awful greeting a customer could ever hear – a busy signal. Our software was up and running – our datacenter runs on huge back up generators. But our phones were flatlined.

It wasn’t until two hours later that the power came back up and our heart started beating again. Customers didn’t seem to mind the inconvenience – and some even shared their own similar stories. But, in the end, I’m glad to see this day end.

The funny thing is though, the market (especially the banking industry), tends to favor the tried and true. Why? Inertia I suppose. Companies do what they do – and get a bit itchy if you even hint at changing things up. At Cogent Road good software means applications stuffed with innovative functionality (read “stuff that never existed before”) which helps businesses get more done with fewer resources. And quite frankly this scares the crap out of our potential clients.

Case in point: Our AVAIL software. Rewind to February 2008.

My partner and I work closely with mortgage loan originators. While our Funding Suite application was designed to help these originators legitimately improve the qualifying ability of each applicant – many applicants simply could not qualify. After receiving the bad news, the applicant had nothing left but to walk out the door – without an inkling of what to do next. So about two years ago we began wondering if we could we create an application to help originators hang on to declined applicants until they eventually qualified. It was magic canvas time.

If this application was going to work it needed to generate a clear roadmap leading declined applicants to mortgage qualifying status in the shortest time possible. If not, these applicants would continue to drift about, or waste money with nefarious credit repair firms or futilely apply to other mortgage companies. By showing them the best actions to take right now, we could focus their energy – and get them qualified fast.

After burning through boxes of “scented” (my favorite!) whiteboard markers – we fleshed out a software application ultimately called Avail. It would eventually become the industry’s only automated mortgage qualifying assistant. It worked with the applicant for an entire year – providing four status reviews and updated strategies along the way. Clients used the software (in cooperation with their mortgage originator) to discover learn new behaviors that would legitimately improve the credit scores. Avail examined their credit accounts and revealed the types of questions mortgage lenders would ask about specific accounts in their credit. The software told them how to answer and what documentation they needed ready. Avail even showed the applicant how to get out from under their current credit card debt in the shortest time with the least amount of cash. It was an amazing application.

We expected huge results when we launched Avail in July, 2008. Instead what happened was, well –nothing. Did originators get it? Nope. Did they show it to declined applicants? Nope. Avail elicited some interest during demonstrations, only to be ignored in unison by our clients.

Turns out, like most new software applications, Avail simply took a while to catch on.

Flash forward. Today as a group, our clients enroll thousands of happy applicants every month into Avail. Large percentages of these initially declined applicants qualify for their new mortgage within six to nine months. In fact, we recently received a call directly from an applicant who had tracked us down simply to say thank you for building the software. Are you kidding me?

I love the software business.

BTW: Click here if you want to see a video demo of the Avail product.

Credit Proofreading: A Referral Strategy

Although Funding Suite introduced credit proofreading tools to the mortgage industry almost two years ago – its seems that it only recently caught on. I imagine that tightening credit requirements require mortgage originators to help more and more applicants legitimately and quickly raise credit scores.

This is impossible without good credit proofreading technology. I’m happy to see a lot more originators embracing these tools and using them to offer a valuable service to their applicants.

In a recent article published in The Niche Report magazine, I wrote about a strategy to significantly increase referral business by correctly positioning credit proofreading to each and every loan applicant. By the volume of e-mail I’ve already received, it appears to be the right strategy for these challenging times.

I’ve posted a copy of the article for you here.

Good luck and please e-mail or comment here with any success stories you may have.

In this post I’ll describe what the Recovery Strategy is, and why it can dramatically improve any mortgage originators’ business. In my next post, I’ll explain how you can easily implement a Recovery Strategy in your business.

Recovery is the concept of using software to “recover” initially declined applicants. Using a Recovery Strategy will qualify (recover) 15% – 20% of your initially declined applicants immediately – and the remaining applicants sometime within the next 12 months. Further, you will be able to do this without any additional cost or resources – and with very little extra work.

Phase One Recovery: Saving 15% – 20% of your initially declined applicants.
Upon the initial credit review, the loan is usually lost either because the applicant’s scores are simply too low. These low scores may disqualify the applicant altogether, or they may indicate a rate and/or terms unacceptable to the prospective borrower. Either way, you’re forced to disengage from the applicant.

An originator using the Recovery Strategy realizes that 15% to 20% of mortgage scores are actually calculated incorrectly due to credit data errors or credit usage errors. By using credit proofreading software, applicants in this category are instantly identified and then moved to a processor trained to resolve these issues immediately, which provides a new qualifying credit score within 24 to 72 hours.

It’s important to remember that these recovered applicants never left the qualifying pipeline – they were simply moved to Phase One Recovery. Through the process the applicants are positively impacted by a level of professionalism and qualifying expertise in the originator’s business that will generate additional word of mouth business. This is a very pleasant side effect of using a Recovery strategy.

Phase Two Recovery: Saving the remaining 80% of initially declined applicants.
After investing time and money to attract an applicant to your office the last thing you want to do is to disengage from any applicant – even those which can not be immediately recovered. Now you don’t have to. For the first time, software makes it possible to nurture these applicants to qualifying status over the next twelve moths without any effort on the part of the originator. Even better, this turn-key, software driven “mortgage qualifying” service can be sold to your applicants, generating a profit up front.

Instead of sending your declined applicants away, instead enroll them your own private, secured program that will educate them about mortgage qualifying and even give them a step by step plan toward better credit health. Without any effort by the originator, the client receives twelve months of ongoing education, coaching and guidance to help them achieve qualifying status. The moment they do, the system notifies the originator so that the loan process can begin.

How much additional income would you receive by qualifying an immediate 20% of your initially declined applicants? How pleased would your remaining declines be to discover you can offer them a personal credit health program to help them qualify within the next 12 months?

The Recovery Strategy is made possible only because new software has been invented to deliver it. Its free and available for originators right now. Its very easy to actually implement an effective Recovery Strategy in your mortgage business.

Yet, in the course of a typical business day I’m reminded how little mortgage professionals truly understand about credit and credit scoring. And naturally, if those in the business lack understanding, how much more the typical mortgage loan applicant. So once again, I find myself behind the keyboard pounding out banality, hoping to educate the world one blog at a time.

This month my company signed a rather large mortgage origination shop. This company is doing well in a very difficult market, and as I’ve come to know some of the executives, I can understand why. Loan applicants are treated with respect, and the company pays for all prequalifying expenses. The company has solidly trained loan officers and even an executive solely responsible for corporate strategy. Its an honor to be supplying their credit management software.

Yet, in an operation this adept, this talented and this experienced, I must admit I was not overly surprised to discover how little they knew about credit proofreading – and the legitimate process of credit rescoring. It’s a fact that 15% of this company’s loan applicants that walked out the door without a mortgage each month  could have been approved. Why? The sad fact is that the loan officers had no idea that these applicants credit scores were calculated incorrectly due to errors in their credit files. Errors they could have resolved in less than three days – providing the applicant with an accurate, properly calculated credit score.

The very good news is that this mortgage origination shop now “gets it” – and they are rapidly embracing the credit proofreading concept. Top management is taking the time to learn how to use Funding Suite’s credit proofreading tools which instantly identify harmful credit errors. And they are creating business practices to teach their loan officers to properly communicate this new capacity to borrowers.

So it goes, that each month this firms loan applicants will be served by loan officers possessing state of the art credit proofreading tools. And each month, 15% more of them will qualify for a home mortgage.

Over the past several months I’ve received many questions regarding credit repair firms – ranging from the actual service these firms provide to why I remain so dead set against them.

These questions reveal how little mortgage professionals understand about credit repair. How can an industry so vocal in their advertising (just try a Google search on “credit repair”), remain so mysterious about what they actually do?

Here’s the article

It’s a good example of how credit data errors (though no fault of our own) can seriously damage our credit health. Unfortunately, the scale of this data error affected as many as one million people.

This one will be corrected, because its sheer size created its visibility. The danger with most credit data errors is that they go undetected – and thus unresolved. This is why the credit proofreading process is so important. Make sure you get your credit report proofread by a competent mortgage originator before you begin the mortgage qualifying process. Don’t pay more for your mortgage than necessary simply because undetected data errors harmed your credit score.

Here they are, in no particular order.

Alan Vogan
First Lending Solutions
Riverside, California
(951) 317-3165
I’ve known Alan for years – and in the spirit of full disclosure, Alan personally handles all of my mortgage needs. When I need to better understand a new Fannie Mae underwriting issue, or the impact of new legislation on lending practices, I’ll call Alan. While its true that he understands the business of mortgage lending better than most, his true strength is an uncanny ability to see things from an applicant’s perspective. I recently referred a friend to Alan and his experience sums this up perfectly. While Alan was working on my friends loan he did the unthinkable and sent my friend to a competitor (Bank Of America) because he knew the bank had a very good loan program. Turns out that BofA didn’t offer the program as advertised, and Alan now counts my friend as a client.

Kevin Glackin
Village Capital
Mount Laurel, NJ
(856)-252-1517
Kevin has a very good understanding of mortgage credit – and is well versed in credit proofreading. Recently, credit proofreading discovered that the single derogatory item on an applicant’s credit report was involved a credit card the applicant used every day. However, though the card had the applicant’s name on it, he was actually an authorized user on the card. This means that the true card holder (his brother), had simply added a card to his account and then gave it to the applicant. The applicant’s brother was going through a difficult time and became late on the payments. Kevin’s credit proofreading tools revealed that since the applicant was only a user on the card, the late payments belonged to his brother, not the applicant. Kevin used his credit proofreading tools to permanently remove this derogatory account from the file in days. And, are you ready for this? The applicant’s credit score increased 240 points. Now that’s service.

Christian Lombardini
United Fidelity Mortgage
Nashville, Tennessee
(615) 383-5626
Christian is another one of my favorite loan officers because he consistently puts the client first. Sometimes this means working with a client for months (at his own expense) until the client is financially prepared to make a mortgage loan commitment. In one recent experience a client wanted a mortgage, but needed to increase his down payment amount. Christian consulted with the applicant and helped him devise a savings plan. Christian also used his credit proofreading skills to improve the applicant’s credit health at the same time. After following Christian’s advice, the client was able to buy his new home nine months ahead of schedule. The capper was that the applicant was referred by a real estate agent, and Christian went out of his way to make sure the agent received the all the credit. Nicely done.

Shane Jackson
ENG Lending
Little Rock, Arkansas
(501) 907-1126
Shane is another expert in credit proofreading, which means simply that he knows how to use software to detect and eliminate errors in credit files that damage credit health. When our company was interviewed by a leading mortgage publication about how credit proofreading helps borrowers, the magazine also interviewed Shane. Shane mentioned that more than 10% of declined applicants can be turned into approvals by simply proofreading their credit files, and removing errors. Imagine a couple declined for their first home simply because their credit score had been incorrectly evaluated due to errors within the credit file. Guys like Shane won’t let that happen.

If you are looking for a mortgage, I’d heartily recommend these folks. They’ll take care of you. If you are a real estate agent, and if you live near one of these mortgage professionals, do your client a favor and pass along one of these names. Tell them the Caped Crusader sent you.

With the quickened pace of our California software company just hours away, and the quiet stillness of Tennessee only hours past, I’m stuck in a place that’s got me thinking just how important having a clear vision of who you are and what you want to be is to the success of your business.

You can learn a lot by watching chickens. Or fire ants. Or the way horses respond to a looming thunderstorm. Nature, for all practical purposes, is reactionary. The response may be simple, the way fire ants pour out of a hole made in their ant hill in such volumes it looks like blood streaming from some mortal wound. Or nature may respond complexly and more slowly, as in the way a tree will grow too tall for its own roots as it strains for light in a dense forest. Yet, no matter how beautiful, nature is a well orchestrated symphony of cause and effect.

Man, however is not a part of this symphony. We sit outside of nature’s rules in much the same way as the composer transcends the boundaries of the symphony being played. Man is gifted with the greatest of all gifts, an ability to envision, a capacity to create.

If you are a business owner, or an aspiring one, my weekend excursion into nature has compelled me to share one bit of advice: You will be successful if you continue to think and create. As you strive after your vision, you will grow. Become reactionary, (which this weekend has taught is the natural way of things) and you will stagnate. Keep creating. Keep growing.

My partner and I began Cogent Road with a simple vision – provide loan officers with innovative software that can help boost their business, and ultimately their incomes. This caused us to think about different ways in which our software could deliver this vision. Rather than trying to be a specific type of company, we focused solely on helping our clients. We began in 2001 with a credit platform we leased from a third party. As we thought about our vision, we created different ideas in which credit could be used to increase our client’s business. This led to ideas on how we could help our loan officer clients help their own client’s, the borrowers. It led to ideas in which credit could be used to increase our client’s word of mouth business from referring sources and previous borrowers. The led us to create Funding Suite, and in turn the concept of credit proofreading, which we believe to be the most powerful business building strategy a loan officer can use. And credit proofreading is leading us into new software offerings for loan officers that Cogent Road could never have anticipated just a few years ago.

Reflecting back on a weekend lived right out of the pages of Field and Stream, I realized how much we, as business people need vision. Perhaps for the first time I realized how contrary to nature a creative vision actually is. And likewise how difficult. Vision takes thought, and thinking may well be the hardest work a man can do. So it goes that I encourage you, wherever you find yourself right now, to begin creating. Begin the work of thinking about what you want to do and why you want to do it. Then by all means get to doing it. Break free of the reactionary nature of your industry, your competitors or even your own habitual way of looking at your business.

You possess what nature does not – the ability to create. Now get composing.

The problem I have with the article is that the casual reader is left feeling helpless, almost at the mercy of a random credit score attached to hit or miss credit card use. The fact is, many mortgage brokers use advanced credit proofreading software that can identify exactly where you may be going sideways with your credit use.

Don’t feel bad if you don’t know how your use (or non use) of credit cards is helping (or hurting) your credit score. How could you know? And for that matter, those that say they know are only guessing. Credit use is always considered in context of ones complete credit profile. This means that opening up a brand new credit card may help your score – or hurt it. It all depends on how many cards you currently have, how often you use them and to what extent.

The bottom line is that the impact of your present credit use on your credit scoring is complicated. But it doesn’t need to be confusing. I’m suggesting that the best time to select and visit with a mortgage professional is before you are ready to buy or refinance your home. Pick up the phone and talk with a few of them – find out what they know about credit scoring – and ask them about their technical ability to scan your credit files for errors. Can they detect the issues in the way you use credit that are hurting your scores? Can they offer suggestions to improve your credit use in order to strengthen your scores? And can they scan your credit file for data errors that may be unknowingly harming your credit score?

These mortgage professionals exist. I know, because more than 20,000 of them use our software nationwide to perform these services every day. A one hour visit with anyone of them may result not only I a stronger credit profile, but also in the best credit education you’ve ever had.