Interactive planner tools compare selling vs. borrowing, paying down vs. investing, reverse mortgages vs. HELOCs vs. investment sales, refinance breakeven, a DSCR deal analyzer, a 15-year versus 30-year comparison with the difference invested, and a bridge loan cost estimator, plus live mortgage market context and a transparent referral process.
A resource for financial planners: a live national mortgage market view, an interactive sell-versus-borrow calculator , an extra-payment-versus-invest calculator , a reverse-mortgage, HELOC, and investment-sale comparison , a refinance breakeven calculator , a DSCR deal analyzer , a 15-year versus 30-year comparison , a bridge loan cost estimator , planning examples that can help preserve invested assets, and a transparent referral process with an average of 22 days to close.
Live market view
This live display is the national mortgage market view. It refreshes with current market rates so you can review the latest picture during a client conversation.
This is a national market view—not a rate from The 2 Mortgage Guys or Luminate Bank. It is not a quote, rate lock, or offer to lend. Rates and APRs vary by borrower, property, loan program, points, fees, and market conditions.
Process transparency
A referral only works if you can see the process. This graph shows the average time to close, who you talk to, and the promise to keep you updated — only with your client’s permission.
How a referred file moves
Average days to close
22
From application to closing, the average is 22 days.
Your point of contact
You work with Ryan or Steve directly. They are Branch Managers and Senior Loan Officers at Luminate Bank, and they stay on the file from the first call through closing.
Ryan Minick NMLS# 203249 (765) 878-6040 [email protected]
Steve DeLon NMLS# 202876 (765) 513-3800 [email protected]
Kept in the loop
When your client authorizes it, we keep you posted as the mortgage moves: where the file stands, what is still needed, and the closing date.
If the client does not give that permission, we do not share their mortgage details. The planning relationship stays with you. We do mortgages only.
22 days is an average, not a promise that every loan closes on that day. Timing depends on the loan program, appraisal, title, underwriting, and how quickly documents come back. All loans are subject to credit and property approval. Sharing file updates with a financial planner requires the client’s permission.
Real-life planning scenarios
These examples show where a mortgage conversation may help a client meet a housing or liquidity goal without automatically turning to an investment sale.
Examples are illustrative only. They are not financial, tax, or legal advice and do not guarantee qualification or a specific outcome.
Planning example
For financial planners
These are specific calculators for financial planners, and you are not going to find this set anywhere else. The buttons below open tools for the questions you actually get: selling investments versus borrowing, paying down the mortgage versus investing, reverse mortgage versus HELOC versus selling investments, refinance breakeven, a DSCR deal analyzer, 15-year versus 30-year with the payment difference invested, and a bridge loan cost estimator. Click one and that calculator opens underneath. Opening another calculator closes the one that is open.
Sell investments vs. borrow
Enter the client’s assumptions and compare the illustrated cost of selling with the illustrated cost of borrowing. The loan rate starts blank. Every assumption stays editable. Illustrative only; not tax or financial advice.
Dollars that would be sold, or borrowed.
Enter 7 for 7%.
Use the combined rate you want to illustrate.
This starts blank. The rate you type is your assumption, not a rate from The 2 Mortgage Guys or Luminate Bank.
Whole years from 1 to 40.
Enter 0 if you want closing costs left out of the illustration.
Enter every assumption to compare the true cost of selling with the true cost of borrowing. Nothing is pre-filled, including the loan rate.
Still needed
Check these entries
Sell
Lower illustrated cost
Illustrated costs match
Tax plus growth forfeited
Borrow
Interest plus closing costs
Cost basis is higher than the amount needed, so taxable gain is zero. This illustration does not apply a tax benefit for the loss.
Enter every assumption to print a client report.
Ryan and Steve can walk through the same assumptions for one client. The mortgage stays with us. The planning relationship stays with you.
Illustrative only; not tax or financial advice. Entered rates are assumptions you provide. They are not advertised rates, quotes, rate locks, or offers to lend from The 2 Mortgage Guys or Luminate Bank. Actual tax depends on basis, holding period, filing status, and state tax. Interest may or may not be deductible, and that is not included here. Investment returns are not guaranteed. All loans are subject to credit and property approval.
Pay down the mortgage vs. invest
This is the question planners hear most. Compare an extra monthly principal payment with investing that same amount through the end of the remaining term. The mortgage rate starts blank. Every assumption stays editable. Illustrative only; not tax or financial advice.
Principal still owed. The scheduled payment is principal and interest only.
Principal paid extra each month, or the amount invested instead.
Enter 7 for 7%. Use an after-tax return if you want taxes reflected.
Enter every assumption to compare paying the mortgage down with investing the same extra amount. Nothing is pre-filled, including the mortgage rate.
Scheduled principal-and-interest payment: . Both paths use that payment plus every month through years.
Pay down
More illustrated wealth
Ending balances match
Ending investment balance
Invest
Wealth difference
Illustrative only; not tax or financial advice. The mortgage rate and the investment return are assumptions you provide. They are not advertised rates, quotes, rate locks, or offers to lend from The 2 Mortgage Guys or Luminate Bank. Investment returns are not guaranteed. All loans are subject to credit and property approval.
Reverse mortgage vs. HELOC vs. selling investments