Tom Oltmann
Loan Officer
NMLS# 308768
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About me
Tom Oltmann was born in Waterloo, Iowa, but central Texas claimed him early — his family made the move when he was just nine years old, and he has been a Texan at heart ever since. After settling in Austin in 1996, Tom spent twelve years building a career at AT&T as a retail store manager, developing the client relationship skills and operational discipline that would serve him well in his next chapter. He studied Business Management and Finance at the University of Phoenix, and in 2008 made the leap to mortgage, joining Austin Capital Mortgage as a loan originator — a role he has excelled in for over fifteen years.
Tom brings a straightforward, client-first approach to every transaction. His background in retail management gave him an instinct for reading what people need and delivering it clearly — qualities that translate directly into guiding borrowers through one of the most significant financial decisions of their lives.
Outside the office, Tom lives with a sense of adventure that is hard to overstate. He is a certified scuba diver and a certified skydiver — someone equally at home plunging into the ocean or leaping out of a plane. When he’s closer to the ground, you’ll find him on the golf course, in the kitchen, competing in pistol shooting, or simply enjoying time with his family. Travel rounds out the list, though with his credentials, his idea of a destination trip may look a little different than most.
15+
Years of experience
$50M+
Loans funded
1,500+
Happy families
4.9
Client rating
Explore your Loan Options.
Yes is Closer than You Think
Our network of 100+ lenders means we always have more options, more programs, and more ways to get to yes.
FHA loan
Ideal for first-time buyers who need flexible credit and low down payment options.
Uses
W2 or tax returns
Credit scores
Starting at 500
Down payment
Starting at 3.5%
Insurance fee
MIP required
DTI ratio
Up to 57%
Loan limit
Up to $541,287 to $1,249,125 (varies by location)
Down payment assistance
Available for credit score > 600
Conventional loan
Ideal for homebuyers with high credit who want competitive rates and flexible terms.
Uses
W2 or tax returns
Credit scores
Starting at 620
Down payment
Starting at 3%
Insurance fee
No PMI with 20% down
DTI ratio
Up to 49.9%
Loan limit
Up to $832,750
1099 Income Home Loan
Ideal for independent contractors and gig workers who don't have W2s or pay stubs.
Uses
1-2 years of 1099 income documentation
Credit scores
Starting at 620
Down payment
Starting at 10%
Insurance fee
No PMI
DTI ratio
Up to 55%
Loan limit
Up to $10 million
Down payment assistance
Available for credit score > 600
Profit and Loss Loan
Ideal for business owners whose tax returns don't reflect their true income.
Uses
12-month P&L prepared by a licensed CPA
Credit scores
Starting at 620
Down payment
Starting at 10%
Insurance fee
No PMI
DTI ratio
Up to 55%
Loan limit
Up to $10 million
Asset-Based Mortgage
Ideal for high-net-worth borrowers and retirees who have significant assets but little to no reportable income.
Uses
Checking, savings, investment accounts, CDs; up to 70% of retirement accounts
Credit scores
Starting at 700
Down payment
Starting at 20%
Insurance fee
No PMI
DTI ratio
No DTI requirement (asset sufficiency determines eligibility)
Loan limit
Up to $3 million
Bank Statement Loan
Ideal for self-employed borrowers whose write-offs make their taxable income look too low.
Uses
12-24 months personal or business bank statements
Credit scores
Starting at 620
Down payment
Starting at 10%
Insurance fee
No PMI
DTI ratio
Up to 55%
Loan limit
Up to $1.5 million
Jumbo Home Loans
Ideal for move-up buyers and luxury home purchasers who need larger loan amounts.
Uses
W2 or full income documentation
Credit scores
Starting at 620
Down payment
Starting at 10%
Insurance fee
PMI under 20% down
DTI ratio
Up to 50%
Cash reserves
6-12 months
Loan limit
Starts above $832,750
VA Loan
Ideal for veterans and active-duty military who want to buy a home with zero down.
Uses
Military service documentation
Credit scores
Starting at 500
Down payment
0%
Insurance fee
No PMI
DTI ratio
Up to 60%
Loan limit
No limit (full entitlement)
30-Year Fixed Rate
Ideal for buyers who want a predictable monthly payment and long-term stability.
Uses
W2, tax returns, or full income documentation
Credit scores
Starting at 620
Down payment
Starting at 3%
Insurance fee
PMI if under 20% down
DTI ratio
Up to 49.9%
Loan limit
Up to $832,750
Closing Costs
2-3% of loan amount
Adjustable Rate Mortgage (ARM)
Ideal for buyers who want a lower starting rate and plan to sell or refinance within a few years.
Uses
W2, tax returns, or full income documentation
Credit scores
Starting at 640
Down payment
Starting at 5%
Insurance fee
PMI if under 20% down
DTI ratio
Up to 45%
Loan limit
Up to $832,750
Closing Costs
2-3% of loan amount
Teacher Home Loan
Ideal for educators whose income doesn't keep up with rising home prices.
Uses
Employment verification, W2
Credit scores
Starting at 620
Down payment
Starting at 3.5% (FHA) or 3% (conventional)
Insurance fee
Based on loan type
DTI ratio
Up to 43%
Down payment assistance
Up to 5% of loan amount in down payment assistance
Savings
Avg. $2k–$3k in rebates or reduced fees
Closing Costs
Can be covered by assistance funds
First Responder Home Loan
Ideal for firefighters, police officers, EMTs, and paramedics who want to buy with less money down.
Uses
Employment verification, W2
Credit scores
Starting at 620
Down payment
Starting at 3.5% (FHA) or 3% (conventional)
Insurance fee
Based on loan type
DTI ratio
Up to 43%
Down payment assistance
Up to 5% of loan amount in down payment assistance
Savings
Avg. $2k–$3k in rebates or reduced fees
Closing Costs
Can be covered by assistance funds
Homes for Texas Heroes
Ideal for teachers, first responders, corrections officers, firefighters, military members, and veterans who want down payment assistance and a low fixed rate.
Uses
FHA, VA, USDA, or conventional financing
Credit scores
Starting at 620
Down payment
As low as 0% for VA/USDA, 3% for Conventional/FHA
Insurance fee
Based on loan type
DTI ratio
Up to 43%
Down payment assistance
Up to 5% assistance
Savings
Avg. $2k–$3k in rebates or reduced fees
Loan type
30-year fixed rate only
Closing Costs
Can be covered by assistance funds
Rate & Term Refinance
Ideal for homeowners who want to lower their interest rate or change their loan term.
Uses
W2, tax returns, or full income documentation
Credit scores
Starting at 620
Down payment
Minimum 20%
Insurance fee
PMI if under 20% equity
DTI ratio
Up to 49.9%
Down payment assistance
Up to $832,750
Closing Costs
2-3% of loan amount
Cash-Out Refinance
Ideal for homeowners who want to tap into their equity for home improvements, debt consolidation, or major expenses.
Uses
W2, tax returns, or full income documentation
Credit scores
Starting at 640
Down payment
Minimum 20% (80% LTV)
Insurance fee
PMI if under 20% equity
DTI ratio
Up to 40%
Down payment assistance
Up to $832,750
Closing Costs
2-3% of loan amount
Get in touch
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