You show up for everyone. I'll show up for you.Your home loan, handled.
Hi, I'm Wendy, and I'm a mortgage lender. Your shifts don't follow a 9 to 5, and your home loan shouldn't have to either. I'll work around your schedule and give you straight answers.
What home loan help is there for first responders?
Police officers, firefighters, EMTs and dispatchers can use any standard loan program, and overtime and special pay can often count toward qualifying. Full-time law enforcement officers, firefighters and EMTs may also qualify for HUD's Good Neighbor Next Door program on certain homes. If you've served in the military, your VA benefit is another strong option.
Written and reviewed by Wendy Thompson, NMLS #504814 · Updated October 2026
Built around your shifts and your pay
Whether you're on 24s or rotating nights, I'll keep things moving.
How first responder pay is counted
First responder pay often has a lot of pieces. Here's how they usually count:
- Base pay counts from your current job with steady work history.
- Overtime usually needs about two years of history. Sometimes a shorter history can work.
- Off-duty details and second jobs can count when you've done them consistently.
- Shift differentials and specialty pay can count with a history.
- Pay raises or promotions can help, especially with documentation from your department.
Send me your pay stubs and I'll show you what counts before you start shopping.
HUD's Good Neighbor Next Door program
HUD's Good Neighbor Next Door program offers 50% off the list price of certain HUD-owned homes in revitalization areas. It's open to full-time law enforcement officers, firefighters, EMTs and pre-K through 12th grade teachers.
- You have to live in the home as your main residence for 36 months.
- You can't own other residential property when you make the offer, or in the year before.
- Firefighters and EMTs need to buy in the area they serve. Teachers need to work at a school that serves the area.
- Homes are sold as is, and there aren't many available at any one time, so it takes patience.
- You'll need a HUD-registered real estate agent to find the home and submit the offer. I handle the financing.
If you're interested, tell me and I'll help you get your loan ready so you can move quickly when the right home comes up.
Served in the military?
A lot of first responders are also veterans. If that's you, your VA home loan benefit could be a great option, with no monthly mortgage insurance. Read more on my VA home loans page, or just ask me.
Working around shift work
Here's how I keep things easy when your schedule is anything but:
- Text me any time, and I'll reply when you're off
- Apply online and upload documents from your phone
- E-sign most documents
- Pick the time you want me to call
- I'll keep things moving while you're on shift
Help with upfront costs
My SmartStart program can lower your payment for the first year or two, or put 1% of your loan toward closing costs. I'll also check whether you qualify for state or local down payment assistance.
How it works with me
- Text or call meTell me about your plans and your schedule.
- Share your pay stubsI'll show you how your base pay, overtime and details will count.
- Get pre-approvedYou'll know exactly what you can afford before you start shopping.
- Shop with your real estate agentYour agent finds the home. I keep the loan ready.
- Appraisal and approvalI handle the details and only reach out when I need something.
- CloseSign your documents and get your keys.
What to have ready
You don't need all of this to start a conversation with me. Having it handy just makes things faster when you're ready. Check things off as you go.
0 of 8 ready
Things people get wrong
MythMy overtime won't count.
FactIt often does, when there's a steady history of it. Let's look at your pay stubs.
MythThere's one special first responder mortgage.
FactThere isn't just one. There are good options, like regular loan programs, VA loans if you served, down payment help and HUD's Good Neighbor Next Door. I'll help you sort through them.
MythI need perfect credit.
FactYou don't. Different loan types have different guidelines, and I'll tell you where you stand.
Hi, I'm Wendy Thompson
First responders don't get to choose their hours, so I work around yours. I'll explain how your pay counts, keep your loan moving while you're on shift, and give you honest answers about your options.
- Mortgage Planner and Certified Divorce Lending Professional (CDLP), RCS-D
- Licensed mortgage loan originator, NMLS #504814
- The Wendy Thompson Team at World Home Loans, NMLS ID #2726290
I'm a mortgage lender, not a real estate agent. I handle your home loan and work alongside the agent you choose.
Questions from first responders
I work 24-hour shifts. How does this work?
Easily. Text me on your days off and do the paperwork online whenever it suits you.
Does my overtime count?
Often, yes, when there's a steady history of it, usually about two years. I'll look at your pay and explain what can be counted.
Do off-duty details count?
They can, when you've worked them consistently. Bring your records and I'll walk you through it.
Who qualifies for Good Neighbor Next Door?
Full-time law enforcement officers, firefighters and EMTs, plus pre-K through 12th grade teachers. Firefighters and EMTs need to buy in the area they serve, and you'll need to live in the home for 36 months.
Are dispatchers eligible for Good Neighbor Next Door?
Dispatchers aren't one of the professions HUD lists for the program, but there are plenty of other good options, and I'll help you choose the best one.
Is there a special program for first responders?
This page isn't a special program. It's me, making the process work for first responder schedules. I'll also check whether you qualify for down payment assistance.
I'm also a veteran. Can I use my VA benefit?
Possibly. If you served, ask me about your VA home loan benefit too.
How long does the process take?
It depends on the home and how quickly paperwork comes in, but getting pre-approved first makes everything faster.
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Let's find a time that works
Tell me a little about what you're looking for. I'll reach out at the time you pick.
Rather talk now? Call or text (901) 461-8858.
This page is for anyone who works in this field. It is not affiliated with, sponsored by or endorsed by any employer, agency or organization.