You’ve saved and saved and worked overtime because you have decided you want to own a home by next summer (or this winter). It’s hard to save money but you’ve done it! Once you have some money in the bank and a solid job you start looking at houses online.

Actually, you may have started looking online before you were ready and now you decided you’d better get your act together. Either way you come down this road, here are five tips that will really help you finance your investment. After two decades in this business I have learned a thing or two because I’ve seen a thing or two. Can I say that?

I have to disclose it’s hard to narrow this down to five so here’s the first one:

1. Find a true advocate

For a generation that uses apps for most transactions, the need for human help may be surprising. It’s easier to find a home today, but it’s not easier to buy one. A great buyer’s agent can help you find listings and guide you through financing, inspections, and price negotiations. There are more issues that come to the table but these three are usually the top. One of my clients just shared with me, “As a first time buyer I wouldn’t have thought about things like water run-off for below-grade homes, HOA dues or what could be built next door.” Negotiating skills are key, so ask agents for sale-to-list-price ratios for their last dozen deals where they represented the buyer.

2. Tidy up your financials

Clean up your credit and keep saving for your down payment. A larger down payment will allow you to select a potentially better mortgage and save you fees. However, you do not need 20 percent down to purchase a home (see number 3 below.) With the recent Equifax debacle, it’s more important than ever to check your credit to ensure no hanky-panky has occurred with relatives in Dubai. All kidding aside, it’s likely a good idea to do this even if you aren’t considering purchasing a home. I just read close to 50 percent of Oregonians had their credit reports tapped.

3. You do not need 20 percent down to purchase a home

This has been a “myth” since I bought my first home in the ‘90s. Yes, the rate may be lower and the fees are less, but there are many alternative mortgage options that can fit your goals, your pocketbook and your timing that may be more advantageous than the standard 20 percent down. Speak directly with your lending professional. If they are unclear about your options, please work with a new lender.

4. Do not make any large purchases before closing

I cannot say this enough. That new car or new furniture for the house will have NO place to go if your newly acquired debt knocks your ratios out of play. If you are worried that you won’t be able to afford that new car after you close on your sale, then keep the car you have for a little while longer. If it affects your ratios, buying the new shiny thing will keep you as a renter as quick as a phone call from the underwriter. Trust me – lenders can call your employer the day of closing to verify your employment, or run a last minute credit check, to ensure they authorize escrow to fund and record. If you financed that car on closing day, you very well may risk closing on the sale and have a big mess on your hands.

5. Be flexible with closing

Have your agent find out what the seller needs as it relates to closing, timing or when they need to be at their new place. By timing your closing with the seller’s schedule, you are showing strong due diligence with the seller in helping it be a win-win for everyone.

There are many more valid tips agents offer our clients and we share our knowledge and expertise with you at our first meeting. Work with a reputable and knowledgeable Realtor®. Make an appointment with your Realtor® and find out where your starting point is. We can save you money, time, wasted effort and heartache down the road. No app can do that.

Cindy King is a principal broker with Re/Max Key Properties. King has lived in Central Oregon since 1978 and has been a full-time Realtor since 1996. She has helped more than 800 families with their real estate goals, with buying, selling and investing. From 2002-2005 Cindy served on the board and was president of the Central Oregon Association of Realtors in 2005. She has been an instructor for the association and has served on the Professional Standards Committee as well as various committees within the association. Her 12-year-old son, Nathan, aspires to be a chef and they both enjoy skiing, reading and computer games (well he likes computer games more than she!)