Keystone Mortgage Advisors

Words in [brackets] are blanks you fill in with your own details when you adopt this sample in Supreme Plan AI.

Executive Summary

Keystone Mortgage Advisors is an independent mortgage brokerage in Philadelphia, Pennsylvania, owned by David Nguyen, a licensed mortgage loan originator with 14 years of experience. A mortgage broker works with multiple lenders to find borrowers the right loan, and we focus on clear explanations and honest advice.

Why this fits. Home buying and refinancing rise and fall with interest rates, and borrowers value an independent advisor who can shop the market and explain tradeoffs. A compliant, well-run brokerage can build referrals from agents and past borrowers.

Here is what our numbers show. In Year 1 we plan about 40 purchase loans, 25 refinance loans and 4 investor and commercial loans. That brings in sales of $274,000, growing to $1,019,730 by Year 5. We expect a profit of about $20,500 in Year 1, a profit of about $89,900 in Year 2, a profit of about $128,000 in Year 3 and a profit of about $263,500 by Year 5. Staff pay, software and licensing, marketing and the office lease are our largest costs, and the plan counts all of them.

We need $95,000 in total. Of that, $42,500 is startup costs (computers and secure workstations, a phone system, licensing and a surety bond, insurance, loan origination software, a lease deposit, branding and launch marketing), and the rest is cash for the first months. I am putting in $40,000 of my own savings and asking for a $55,000 SBA 7(a) loan.

I am David Nguyen, MLO, owner of Keystone Mortgage Advisors. These numbers are estimates based on the assumptions listed at the end of this plan, not promises.

Company Description

Keystone Mortgage Advisors will be a limited liability company (LLC) in Philadelphia, Pennsylvania, owned and run by David Nguyen, MLO. David is a licensed mortgage loan originator with 14 years of experience working with many lenders. He wants to run an independent brokerage that explains options clearly and puts borrowers' needs first.

What we do:
- Purchase mortgage loans for first-time and repeat buyers.
- Refinance loans.
- Investor and non-owner-occupied loans.
- Government-backed loan options such as FHA, VA and USDA where eligible.
- Pre-approval and loan counseling.

Who we serve: Home buyers, homeowners and small investors in the Philadelphia area, and the real estate agents who serve them.

Licensing and insurance. David holds a Pennsylvania mortgage loan originator license and a nationwide identifier, and I will register the brokerage, obtain the mortgage broker license and surety bond required, carry errors and omissions and cyber insurance and follow federal and state law including the SAFE Act, the Real Estate Settlement Procedures Act, the Truth in Lending Act, the Equal Credit Opportunity Act and fair lending rules. We disclose our compensation, do not pay or accept referral fees prohibited by law, give required disclosures on time, protect borrower data and never promise approval or rates.

Our promise. Clear options, honest advice and a loan that fits the borrower, not the lender.

Where things stand today. The business plan, compliance procedures and referral plan are written. The next steps are the license, the bond, the lender approvals and the first borrowers.

Problem & Opportunity

Buying or refinancing a home is the largest financial step in most people's lives, and borrowers are often confused by rates, fees and paperwork.

What customers run into:
1. Confusing rate quotes and fees.
2. Lenders who have only a few products.
3. Delays and last-minute surprises at closing.
4. Little guidance on how loans compare.

Why it matters. A better loan can save a borrower tens of thousands of dollars over time, and clear guidance helps them avoid costly mistakes.

Products & Services

Keystone will be the Philadelphia brokerage that explains every option and puts the borrower first.

What makes us different:
1. Access to many lenders and loan types.
2. Clear explanations and comparisons.
3. Transparent compensation disclosed up front.
4. Fast communication and tracking.
5. Strong compliance.

How a loan works:
1. The borrower shares goals and documents and we check their situation.
2. We compare options from several lenders and explain the tradeoffs.
3. The borrower chooses a loan and we manage the application and conditions.
4. We track the process to closing and follow up afterward.

Why customers stay. Borrowers return for refinancing and their next purchase, and agents refer clients.

Market Analysis

Who we serve:
- First-time home buyers.
- Move-up buyers.
- Homeowners considering refinancing.
- Small investors.

How we sized the market. Our Year 1 plan is about 40 purchase loans, 25 refinance loans and 4 investor and commercial loans, a small share of the loans originated in a large metro area. Replace this estimate with your own count of agents and lenders near you.

Why now. Home buying and refinancing rise and fall with rates, and borrowers value an independent advisor who can shop the market.

Competitive Landscape

What customers can do today:

1. Banks and credit unions. Trusted and limited to their own products.
2. Large online lenders. Fast and impersonal.
3. Other mortgage brokers. Wide choice and varied service.
4. Lenders' in-house loan officers. Familiar and limited.
5. Do-it-yourself online shopping. Easy and confusing.

Where we fit. Keystone will be a small independent brokerage that compares many lenders and explains each option clearly.

Marketing & Sales Strategy

How customers will find us.

Before opening:
- Meet real estate agents, builders and financial planners.
- Complete licensing, bonding and lender approvals.
- Set up a website and a Google Business Profile.
- Host free home buyer workshops.

After opening:
- Ask borrowers for reviews.
- Send updates to agents on each deal.
- Offer annual loan reviews.
- Host workshops with agents.
- Keep compliance training current.

What we will measure. How borrowers heard about us, how many applications close and how many borrowers return or refer others.

Operations Plan

How the business will run.

Season and schedule. Spring and summer are the busiest seasons and rates drive refinancing activity. We keep a pipeline of pre-approvals and plan marketing around rate changes.

Team. David originates loans in Year 1 and a loan processor supports the pipeline from opening. Loan officers join as volume grows.

Quality and safety. We protect borrower data with encryption and secure systems, follow written compliance procedures and keep records for the required period. All loan officers hold licenses and complete training.

Equipment. We will buy computers and secure workstations, a phone system and office setup.

Paperwork and money. Borrowers are never charged a fee before the required disclosures. Our compensation is paid at closing by the lender or the borrower as disclosed. We pay staff and bills from cash and keep records for the required period. We keep the books in simple accounting software and set aside money for taxes and insurance every month.

Management & Organization

The people who will run Keystone Mortgage Advisors.

David Nguyen, MLO, owner and loan originator. He advises borrowers and leads the brokerage. (Replace this paragraph with your own background.)

Team. One loan processor in Year 1, growing to three, and licensed loan officers added from Year 2, each trained on compliance.

Office. A part-time administrator helps with the office.

Outside advisors. An accountant, an insurance broker, an attorney who reviews contracts and a free mentor from SCORE or the Small Business Development Center.

Staff pay in this plan is a full year per person: owner / Loan Originator $70,000; loan Processor $48,000; licensed Loan Officer $55,000. Replace them with the pay you can offer where you live.

Milestones Narrative

Our goals and when we plan to reach them.
- Before opening (3 months ahead): obtain the brokerage license and bond, set up lender approvals, insurance and software and meet the first agents.
- Year 1: about 69 loans with David and a processor; $274,000 in sales and a profit of about $20,500.
- Year 2: about 108 and a loan officer; $444,960 in sales and a profit of about $89,900.
- Year 3: about 147 and a second loan officer; $625,957 in sales and a profit of about $128,000.
- Year 4: about 186 and a third loan officer; $817,338 in sales and a profit of about $211,100.
- Year 5: about 225 and a fourth loan officer; $1,019,730 in sales and a profit of about $263,500.
Growth depends on winning and keeping customers, so treat the later years as goals, not promises.

What we check every week: applications, loans in process and closed, pipeline value, compliance checks and cash in the bank.

Funding Request

How much we need and how we will use it. Total we are raising: $95,000.

How we got that number. The Funding Need Calculator in this plan adds up three things:
- Startup costs of $42,500, listed item by item in the Startup Costs section: $5,000 for computers and secure workstations, $3,000 for phone system and office setup, $6,000 for brokerage license, surety bond and attorney review, $4,000 for errors and omissions and cyber insurance, first payment, $8,000 for loan origination software, first year, $5,000 for security deposit and first month's rent, $3,500 for branding and website, $6,000 for launch marketing and workshops, $2,000 for compliance training.
- The cash the business uses before it breaks even, about $0. Sales cover the daily costs once the doors open, so the cash we need up front goes mostly to startup costs.
- A cash cushion of about $50,300: three months of Year 1 operating costs.
- Together, the cash used before break even and the cushion come to about $50,300, and the three pieces add up to about $92,800, rounded up to the nearest $500: $93,000.
We are raising $2,000 more than that, $95,000 in all, to cover a slower first season than planned. With this funding, the lowest year-end cash balance is about $96,300, at the end of Year 1.

Where the money comes from:
- My own money: $40,000.
- SBA 7(a) loan: $55,000.

Kind of funding we are looking for. An SBA 7(a) loan from a lender that finances small businesses, backed by our savings and the equipment as collateral.

How we will pay it back. We expect a profit of about $20,500 in Year 1, a profit of about $89,900 in Year 2, a profit of about $128,000 in Year 3, a profit of about $211,100 in Year 4 and a profit of about $263,500 in Year 5. With this funding, the business has money in the bank at the end of every year of the plan. Our loan is the SBA 7(a) loan at 10.5% over 10 years, $742 a month. That payment is already included in our cash flow. We chose these as cautious planning rates; ask the lender for the real rates, which may be lower or higher.

What we are offering the lender: the equipment and a personal guarantee.

A smaller first step, if needed. If we cannot raise the full amount right away, we can start smaller and grow into this plan:
- Phase 1: open with one originator and a processor, which lowers the startup costs and the loan.
- Phase 2: once the pipeline is steady, add loan officers and follow this plan.
To plan the smaller start, make a copy of this plan (use Duplicate) and lower the numbers to match.

All numbers in this plan are estimates. We will update them as real results come in.

Appendix Notes

Documents to attach before you send this plan:

- Your resume and a personal financial statement (a list of what you own and what you owe; lenders usually provide a form).
- Business registration papers and your EIN (your business tax number from the IRS, free at irs.gov).
- Your loan originator license and the brokerage license and surety bond.
- Lender approvals and compensation disclosure forms.
- Your lease or letter of intent.
- Proof of insurance and compliance procedures.
If you don't have any of this yet, no worries - let's continue.

The assumptions behind our numbers (change them in the Financials section to match your own):
- Purchase Loans: about $4,200 in Year 1, rising to $4,727; about $600 in direct costs, rising to $675; about 40 in Year 1, growing to 120.
- Refinance Loans: about $3,200 in Year 1, rising to $3,602; about $500 in direct costs, rising to $563; about 25 in Year 1, growing to 85.
- Investor and Commercial Loans: about $6,500 in Year 1, rising to $7,316; about $800 in direct costs, rising to $900; about 4 in Year 1, growing to 20.
- A purchase loan averages about $4,200 in broker compensation, a refinance about $3,200 and an investor or commercial loan about $6,500.
- Prices rise about 3% a year.
- Equipment ($8,000 in Year 1) covers computers and secure workstations, a phone system and office setup, and later years ($1,000, $1,500, $1,000 and $1,500) replace and add equipment.
- Pay (a full year, per person): owner / Loan Originator $70,000; loan Processor $48,000; licensed Loan Officer $55,000.
- Other yearly costs in Year 1: licensing, Surety Bond and Insurance $12,000, loan Origination Software $14,000, marketing $20,000, office Lease and Utilities $24,000, compliance and Audits $8,000, admin $5,000. These grow between 4% and 5% a year.
- Customers and payers pay about 15 days after service, so at the end of Year 1 about $10,960 is still owed to us. Income tax at 21%.
- Every dollar amount is an estimate. Replace them with your own quotes and research.

Startup Costs