About Audi Garner

What I do

I originate home equity lines of credit, home equity loans, and cash-out refinances directly for homeowners across 22 states. My focus is HELOCs specifically — I close them every week, understand the underwriting variance across lenders and borrower profiles, and know where the pricing tiers actually break. HELOCpedia is the plain-English version of what I explain to borrowers on quote calls.

Why HELOCpedia exists

The HELOC information available online is either aggregator-thin (lead sites that don't actually lend), bank-lawyered (technically accurate but strategically useless), or content-marketed by writers who have never closed a loan. I built HELOCpedia to be the fourth option: honest, current, opinion-forward writing by a licensed originator who has to live with the outcomes of the advice.

Everything on the site is written or reviewed by me. When I say a rate range for a state, it's based on real quotes I've written and pricing sheets I read weekly. When I say a lender is competitive, it's because I've compared against them in the last 30 days. When I say a HELOC is a bad idea for a situation, it's because I've talked a borrower out of one that week.

Licensing

I hold an active Mortgage Loan Originator license through the Nationwide Multistate Licensing System (NMLS ID 190235), sponsored by West Capital Lending (NMLS ID 1566096). Currently licensed to originate in the following 22 states:

All state licenses verifiable at NMLS Consumer Access under NMLS #190235.

What I specialize in

• Home Equity Lines of Credit (HELOC) — my primary origination product. Direct correspondent lending, no broker referral, no lead-sale layers.
• Home Equity Loans — fixed-rate, lump-sum alternative for borrowers who prefer payment certainty.
• Cash-Out Refinance — for borrowers whose existing first mortgage rate makes a full refi economically sensible.
• Investment property HELOCs — specialty programs; 1-2% higher than primary-residence pricing but attainable for the right borrower.
• Second-home HELOCs — available on a case-by-case basis depending on state and property profile.

How I run a quote

Every rate quote from me starts with a 60-second soft-pull qualification via helocwithaudi.com. That gives me your home value estimate, existing mortgage balance, and a soft-pull credit score. Within 1 business day I come back with a written rate quote showing APR, monthly payment, all closing costs, and any pricing-tier caveats.

If the math works and you want to proceed, we run a hard credit pull, order an appraisal (or waive it if the automated valuation supports it), and typically close in 3-4 weeks. If the math doesn't work — for any reason — I'll say so on the first call. Not every HELOC application should be a HELOC.

Editorial standards

Every article on HELOCpedia is written or reviewed by me personally. Rate ranges reflect real pricing I've quoted in the applicable state within the trailing 90 days. Statutes, tax rules, and program guidelines are cited with source references or are explicitly flagged as opinion. When I refer to a specific competitor lender by name, it's because I've compared pricing against them in the recent past.

I do not accept paid placements, sponsored content, or referral commissions from the lenders or credit unions I mention. If you find an error, please email me directly — corrections are made within one business day.

Contact

For a rate quote: helocwithaudi.com (60 seconds, soft pull only).

For editorial questions, corrections, or media requests: reach me through the West Capital Lending contact directory (NMLS Consumer Access has the current contact information).

Recent writing

• What Is a HELOC? The Plain-English Guide for 2026
• HELOC vs Cash-Out Refinance: Which One in 2026?
• HELOC Freeze Risk in 2026: When Banks Can Cut Your Line
• HELOC on Investment Property in 2026: Rates & Strategy
• HELOC Pros and Cons: An Honest 2026 Breakdown
• All HELOCpedia articles →