At Arbor Financial Group, we believe finding the right home loan should feel easy. Whether you’re buying, refinancing, or investing, our competitive rates and expert guidance help you reach your goals with confidence. Let’s make your home financing journey smooth, simple, and stress-free—from start to finish.
Whether you are buying your first home, refinancing, or investing, I will help you compare the right loan programs for your income, budget, and timeline. Expect competitive rates, flexible terms, and clear guidance from application to closing.
Ted Sandalakis has been instrumental in serving the local communities with his wealth of mortgage industry knowledge. With over 20 years of invaluable experience in the industry, Ted has encountered every possible scenario and knows how to ensure a smooth and seamless closing for his home buyers. Due to his vast knowledge, continual commitment to quality, and having dedicated his career working to various purchase markets in the Carolinas, Ted has become a loyal and trusted resource among clients and referral partners. Over the course of his 20 years’ experience helping families finance their home purchases, Ted has received countless awards for the number of families he’s helped into new homes and for ranking at the elite level for customer service which he states is his primary goal – to have clients who are so thrilled with their mortgage experience that they refer him to all of their friends, family, and neighbors.
Whether you are a first-time home buyer or a seasoned veteran you can rely on Ted for your home financing needs. Ted is passionate about assisting people in securing their American Dream of owning a home because he believes what all the statistics show…. that owning a home is a direct path to financial wellness. In every study the net worth of a homeowner is significantly higher than that of a renter and he genuinely wants everyone to succeed financially. He often works with first time home buyers who don’t believe they can qualify for a home mortgage. However, Ted spends the extra time to talk with each person individually and creates a game plan for those individuals to purchase a home sooner than they ever thought possible.
He takes an active interest in the mortgage industry environment and always keeps up to date with all regulatory changes. This allows Ted to come up with unique lending solutions for his clients and tackle any challenges ahead.
Compare purchase and refinance options with competitive rates and terms. Get straightforward guidance and a smooth process designed to help you close with confidence.
Every borrower has a different income, credit profile, and financial goal. We structure home loan options around your situation, whether you are buying, refinancing, investing, or self employed.
We offer conventional, FHA, VA, and refinance options with competitive interest rates and term structures designed to reduce monthly payments and support long term financial stability.
Licensed to lend across multiple states, we help buyers and investors secure financing wherever they purchase, with clear guidance on guidelines, timelines, and closing requirements.
Our streamlined mortgage process prioritizes complete documentation, proactive communication, and efficient underwriting to help qualified borrowers close quickly and confidently.
Whether you are buying your first home, refinancing, or comparing mortgage options, ARBOR Financial Group delivers personalized guidance, competitive rates, and a streamlined lending experience. Backed by an experienced team and proven process, we help you move forward with clarity and confidence from application to closing.
Get straightforward answers to common home loan and refinance questions, including credit requirements, down payments, timelines, and what to expect during the approval process.
We specialize in a wide range of mortgage solutions, including conventional loans, FHA, VA, jumbo loans, and more. Whether you are a first-time homebuyer, self-employed, or looking to refinance, we have tailored options to fit your needs.
Getting started is easy. You can reach out to us for a quick strategy session where we’ll discuss your goals and gather some initial details. From there, we guide you through pre-approval, document collection, and the entire loan process step by step.
Borrowers with stable W2 income, a 620+ credit score, manageable debt, and documented assets are typically strong candidates for conventional financing with competitive rates and flexible terms.
Many qualified buyers purchase with 3% to 5% down on conventional loans or 3.5% down on FHA loans, depending on credit profile and overall financial strength.
FHA loans are often a good fit for first time buyers or borrowers with moderate credit who want lower down payment options and more flexible qualification guidelines.
Lenders typically average the last two years of net income shown on tax returns. Consistent earnings, organized financials, and stable business history strengthen approval.
Yes. Self employed and 1099 borrowers can qualify with proper documentation, steady income history, and strong credit. Clean records help ensure smoother underwriting.
Strong investor files usually include solid credit, adequate reserves, rental income support, and appropriate down payment, typically 15% to 25% depending on loan structure.
Refinancing may make sense when you can lower your interest rate, reduce your monthly payment, shorten your loan term, or improve overall financial positioning.
The first step is a mortgage pre approval. This includes reviewing income, credit, and assets to determine eligibility and provide a clear purchase or refinance strategy.
