Wanna talk? (858) 442-9667
Apply Now

Bullet Proof Buyer by PGS Home Loans

A smarter way to write offers that actually get accepted.

In a competitive market, strong offers win. Bullet Proof Buyer is our step-by-step system to remove friction, reduce risk, and give your offer the certainty sellers want.

Schedule a Call with Josh

Watch

A smarter way to write offers that actually get accepted.

In a competitive market, strong offers win. Bullet Proof Buyer is our step-by-step system to remove friction, reduce risk, and give your offer the certainty sellers want.

Schedule a Call with Josh

What you can expect with the Josh Jelsing Team

  • Delivering “wow” service with clear, proactive communication.
  • Real pre-approval, done upfront. We fully underwrite buyers before they shop.
  • Strategic loan structure with terms and timelines to match both buyer’s and seller’s needs.

The 7 Bullet Proof Points

of a stronger offer

Speed creates certainty. A clean, fast close is often the tie-breaker in multiple offers.

  • Compete confidently against tight timelines
  • Lower fallout risk for the seller
  • Buyers move in sooner with fewer headaches

PGS Home Loans delivers lightning-fast closings without cutting corners.

If we don’t close on time, we pay the seller $10,000. It signals reliability to the listing side and peace of mind to your buyer.

Eligibility:

  • File must be fully underwritten and approved.
  • All conditions signed off prior to contract.
  • Fully executed purchase agreement in place.
  • Completed eligibility form on file (request from josh@pgshomeloans.com).
  • See terms and conditions below for full details.

We respect your time and the seller’s. If we ever close late, we’ll pay $500 per day in per diem until it closes.

Low appraisal? Don’t let it sink the deal. We prep before the offer:

  • Flag potential appraisal issues early
  • Map out options to bridge a gap
  • Present a plan that reassures the seller

This strategy keeps your offer strong even if the appraisal doesn’t cooperate.

Lock the rate for protection. If rates drop before closing and you qualify, we’ll float you down.
Security when you need it, flexibility when it helps.

We take buyers all the way through underwriting (income, assets, credit, etc.) so when you present an offer, it’s backed by a true Underwritten Seal of Approval. This gives sellers and listing agents confidence that the file is bullet proof from day one.

With full underwriting complete, we can often remove the loan contingency.

  • Fewer hurdles for the seller
  • Cleaner offer for the listing agent
  • More confidence for the buyer

Why Agents Choose It

  • Stronger, cleaner offers that are easy to accept
  • Smoother escrows with fewer surprises
  • A lender partner who communicates and delivers

Why Buyers Love It

  • A real plan to win in multiple-offer situations
  • Clarity on payments, timelines, and next steps
  • Less stress from offer to keys

Get Started

Ready to make your next offer stand out?

Agents: Get your buyer fully underwritten before you write.

Homebuyers: Start with a real approval that gives your offer leverage.

Schedule a quick call

Or email josh@pgshomeloans.com

Disclaimers:
Program terms and eligibility apply. Not a commitment to lend. Rates, terms, and availability subject to change without notice. Equal Housing Lender.

Ineligible for the Closing Guarantee:

The 10-day guarantee does not apply if events occur beyond the control of PGS Home Loans, Inc, including but not limited to: appraised value not met, escrow or title company delays, 2nd lien holder approval, short sale approval, or lender conditions that can’t be met by any party.

  • Delays in Appraisals / Value Issues
  • Delayed Payoffs
  • Subordination Agreements
  • Title issues
  • Condominiums do not qualify
  • Filed for extension with the IRS
  • Delays in obtaining Mortgage Insurance
  • HOA Delays
  • Short Sales / Foreclosures
  • Gift Funds
  • Investment Properties

If the property / borrowers do NOT qualify for the 10 Day Close, we will make every effort to close the loan in the shortest time possible!
(Typically 14 to 17 Days)

 

Terms and Conditions of the $10,000 Closing Guarantee

While PGS Home Loans is confident in closing, extenuating circumstances may cause delays or challenges outside of PGS Home Loans’ control.

If delays or challenges are not within the control of PGS Home Loans, the payment to the seller is then null and void.

Such circumstances include, but are not limited to:

(1) Acceptable appraisal not received at least 7 days prior to the scheduled close;

(2) Acceptable purchase terms and title report not received at least 7 days prior to scheduled close;

(3) Eligibility due to required repairs or HOA documentation;

(4) Delays due to seller, and/or escrow not providing required items;

(5) There can be no material change to the borrower’s application information used for approval.

Any negative change to the borrower’s application such as job loss or new credit could result in cancellation of guarantee;

(6) In the case of a contingent sale, the guarantee is void if the contingent sale does not close.

The $10,000 Guarantee cannot be issued for investor-underwritten loans, reverse mortgages, and any loans requiring down payment assistance.

This in no way constitutes an agreement between the seller and PGS Home Loans.

The seller cannot require the buyer to use PGS Home Loans as their lender and the buyer is free to shop other loan services.

Credits the buyer receives cannot exceed actual closing costs.

Further Restrictions – The PGS Home Loans, Inc Closing Guarantee Program will not apply to the following:

  1. If Borrower withdraws or cancels his/her loan with PGS Home Loans
  2. Delays due to construction of the property
  3. Delays due to natural disasters or events, including flood, fire, earthquake, tornado, blizzard, public or national emergency, and any other extraordinary or catastrophic event which is beyond the control of the Borrower, Seller, and/or PGS Home Loans
  4. Delays due to Borrower, for example, if Borrower fails to deliver any required documentation to PGS Home Loans within 48 hours of the request
  5. Delays due to Seller
  6. Delays due to third parties on behalf of Seller and/or Borrower and who are unaffiliated with PGS Home Loans
  7. Delays due to third parties not on behalf of Borrower and/or Seller and/or PGS Home Loans
  8. Any delay due to a government agency, for example, in delivering any item or approval for closing
  9. If the Borrowers assigns the Purchase Agreement to any third party
  10. If the closing date in the Purchase Agreement changes
  11. If there are changes to the Borrower’s employment or in the information relied upon to credit approve and/or qualify the Borrower
  12. If the Borrower provides any fraudulent or misleading information in the Borrower’s loan application and which PGS Home Loans becomes aware of prior to closing
  13. If the appraisal value of the property does not equal or exceed the purchase price of the property
  14. If any required condition to close specified in the Purchase Agreement is not completed by either Borrower or Seller, e.g., construction, repairs, replacements, lien clearance, government inspections, etc.
  15. If the sale of Borrower’s primary residence is a contingency specified in the Purchase Agreement and which is not cleared prior to or at closing
  16. If prohibited by applicable law or investor requirements
  17. If there are changes to agency and/or investor guidelines that delay and/or affect loan eligibility
  18. If re-disclosure is required and applicable federal and/or state regulatory requirements require an additional waiting period before closing such that the closing extends beyond the date specified in the Purchase Agreement; or if the property is determined to be in a flood zone and FEMA does not issue flood insurance.
  19. If the seller cancels the purchase transaction for any reason.
  20. In all cases above, the Borrower’s eligibility in the PGS Home Loans Closing Guarantee Program may be affected and PGS Home Loans, in its sole discretion, will not be required to pay the Guarantee.
Read More