How one broker overcame a language barrier and lack of mortgage knowledge to dominate the non-QM space
Immigration raids have been making the headlines daily, as the US Immigration and Customs Enforcement (ICE) conducts sweeps nationwide. At a time when many immigrants are fearful of what their future in the country looks like, one immigrant has become a standout loan officer in a very short time.
In 2022, Stella Khavo came to the United States from her home in Vietnam, struggling with the language barrier and with no knowledge of the mortgage industry. After becoming a broker in late 2023, Khavo crushed her first year in the business, helping those like her grow their businesses.
Khavo, a loan officer at Edge Home Finance, said that while most of her clients wouldn’t be affected by the raids, she works to calm the concerns of those who might feel like a potential target.
“Fortunately, most of my clients are U.S. citizens and green card holders,” Khavo told Mortgage Professional America. “So, it doesn't affect much. I had just a few clients with work permits, and I'm very careful to review the application. I ask the lender to make sure that they qualify for the market before I make the application.
“I don't feel any effect from the law enforcement or immigration enforcement recently. I have very high energy. I try to educate clients on what they should do. I calm them down and I make a plan. I have my way to support them to overcome challenges.”
Assisting with paperwork, translation
One of the ways she supports her clients, in addition to doing mortgages for them, is by helping them with immigration paperwork.
“I do immigration documents for them too,” Khavo said. “For people who need my help, like with green card issues and citizenship issues, I have resources. I make myself a very resourceful person so that my clients can depend on me. So, they won't feel too much concern about the situation. I'm here as an immigrant; I can help people who have the same situation. That's how I market myself and support my community in the mortgage industry and other aspects of life.”
The government continues to step up deportation efforts through ICE raids. So far that hasn’t deterred foreign investors from investing in the United States. Immigrants are still coming to the United States and working to start businesses and obtain mortgage loans.
One of the major obstacles they face, as Khavo did, is the language barrier. For other customers who have also immigrated from Vietnam, she helps translate paperwork so they can understand everything clearly.
“I do a lot of research, and I understand a lot of documents,” she said. “I translate for them and help them. I find the resources to help them with that. I connect them with immigration services. Some of the easy documents, I can help them solve that problem. That's why I have a lot of leads because of what I give to my community.
“People approach me every day. I don't need to go out to find business. People refer me and send my contact information to many people. My business is relationship-based. I build trust so that when people think about me, they trust me, and they use my service.”
From novice to mortgage pro
When Khavo came to the United States, the concept of a mortgage was completely foreign to her. Things were much different in Vietnam.
“I grew up in the Vietnam education (system) mostly,” Khavo said. “I came here with a language barrier, and I had no idea about mortgages because in Vietnam, it's a cash economy. We pay cash, pay in full, for most things. So, we don't have mortgages. But here I came into mortgages, and I learned a lot.”
She joined Edge Home Finance at the end of 2023. By the time her first year was finished, she had closed $17 million in volume and 54 units. She said she used her limitations as an opportunity to try to succeed right out of the gate.
“I don't have any support system in the US, and I have kids, and my time was very limited at that time,” she said. “But instead of seeing that as a limitation, I turned it into an advantage. I am very positive. I don't have another family obligation. So, I try to make every minute count. I dedicate all my time to learning about the mortgage industry. I try my best to go every day across the finish line.
“As an immigrant by myself, I deeply understand the challenges that many newcomers face when they try to build a life in the US. I plan to help immigrants understand the system here, so that people constantly come to me to ask for solutions. That's how I connect with people.”
Redfin’s Chen Zhao says political discourse and trade tensions are driving Canadians away from the US housing market, with searches down over 26%. Interest in major metros like Phoenix and Chicago also plunged.https://t.co/sETiM5r2I3
— Mortgage Professional America Magazine (@MPAMagazineUS) July 11, 2025
Her goal is to help those like her find success in the United States. She is grateful for the success she has achieved in her short time in the mortgage industry, and she hopes to train more people to give them the same opportunity.
“I want to help many women like me, who are immigrants and have children,” Khavo said. “They don't have a lot of opportunity to get a job or start a business. I want to train them to start a business like I do right now. It changed my life in a short time. I'm a newcomer here, and I immediately started my mortgage business. I want to help people who have the same situation. I can bring them to do the same thing as me, so I can help people live.”
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