Audi Garner — Branch Manager
West Capital Lending · NMLS #190235
Over 20 years helping homeowners across the country navigate mortgage decisions — from first-time buyers to retirees using their home equity to fund the next chapter. My focus at reverse.audigarner.com is helping homeowners 62+ understand whether a reverse mortgage fits their situation, without pressure or jargon.
Credentials & licensing
NMLS #1566096
Licensed to originate mortgages in 23 states + DC:
Verify individual license status any time via NMLS Consumer Access.
How I work with clients
Most people who reach out to me have already spent hours reading conflicting information online about reverse mortgages. My job is to cut through the noise and give you a clear, honest answer about whether the product fits your situation — and if it doesn't, tell you that.
A typical first conversation is 15 minutes. We talk through your property, your goals, and any other options you're weighing (HELOC, cash-out refi, downsizing, doing nothing). If a reverse mortgage makes sense, I pull the actual numbers — principal limit, projected costs, HECM vs jumbo side-by-side — so you're deciding on facts, not marketing.
I'm a full-service mortgage lender. That means if a reverse mortgage isn't the right tool, I can still help — a conventional refinance, a HELOC through a bank partner, a purchase loan for a downsized home, or referring you to a colleague who handles what you actually need. No pressure to force one product on every situation.
What I focus on for reverse mortgage clients
- HECM (Home Equity Conversion Mortgage) — the FHA-insured reverse mortgage available to homeowners 62+. The default option for most clients.
- Jumbo / proprietary reverse mortgages — private-investor products for homes above the FHA lending limit ($1,249,125 in 2026). Common for coastal California, Naples/Miami Beach, and Denver premium markets.
- HECM for Purchase — using a reverse mortgage plus a down payment to buy a home 62+, with no required monthly payment afterward. Popular for downsizers.
- State-specific tax planning — California Prop 13, Florida Homestead Exemption, Colorado senior property tax deferral, Washington senior exemptions, Tennessee no-state-income-tax planning.
- Retirement equity strategy — when and how to set up a HECM line of credit early as a buffer asset, not a last resort.
Want to talk it through?
Fifteen minutes on the phone. No commitment. No canned pitch. Just a clear answer on what's possible with your home and your situation.