Whole Market, One Advisor
As an independent broker, Ed shops dozens of lenders — conventional, FHA, VA, jumbo, bank-statement, DSCR — and brings back the two or three that actually fit.
NMLS #271012
Meet Your Broker · Broker Owner, Virtue Funding LLC
Hi, I'm Ed Koster. After 30+ years, I still answer my own phone.
For 30+ years my style of lending has been simple: create flexible products that fit real lives — not a bank's product menu. My only job is to find you the loan that actually meets your goals and your finances. Simple. Fast. Stress-free.
30+Years Lending
4.9★Client Rating
4States Licensed
1Direct Line
NMLS #271012Federally Registered LO
30+ YearsIn Mortgage Lending
NJ · PA · SC · FLPersonally Licensed
Broker OwnerVirtue Funding LLC
About Edward Koster
Three decades of getting it done — the right way.
Ed founded Virtue Funding to do mortgages the way they should be done: human, flexible, and built around the borrower — not the lender's checklist.
Ed has spent 30+ years originating residential mortgages across New Jersey, Pennsylvania, South Carolina, and Florida. In that time he's seen every market — rate spikes, refi waves, first-time buyers stretching for their first home, investors scaling portfolios, retirees right-sizing.
What hasn't changed is his approach. Listen first. Build the loan around the borrower. Ed isn't tied to a single lender's shelf. As an independent broker, he shops a wide network so the loan you close on actually fits your goals — not the other way around.
Ed's clients describe him the same way over and over: professional, trustworthy, no-bull, gets it done. Many of them have closed two, three, even five loans with him over the years — and sent their family, friends, and Realtors his way.
That repeat-and-refer business is the only KPI Ed cares about.
Why Work With Ed
The advantages of a 30-year broker on your side.
Big banks have a menu. Ed has a Rolodex. That difference shows up where it matters — in your rate, your terms, and your closing date.
Flexible by Design
1099, self-employed, recent career change, complicated income? Ed has spent 30+ years building the puzzle. Where banks say "no," he often finds the program that says "yes."
Same-Day Pre-Approval
When your offer needs to land — today — you don't have a week. Ed runs same-day pre-approvals so you can compete confidently with cash buyers.
His Direct Line
No call center, no chatbot, no extension roulette. You call Ed, you get Ed. His clients describe it the same way: "He picks up — even on Sunday."
Honest Math, Always
Ed will tell you if a refi doesn't pencil out. He'll tell you to wait if waiting is cheaper. The "right loan" sometimes means no loan — and that's the advice you came for.
Whatever It Takes
From tricky condos to last-minute appraisal hiccups, Ed's reputation is built on closings that almost didn't happen — until he made them happen.
Ed's Specialties
30 years of "yes" — for almost every situation.
Ed has originated thousands of loans across every program below. If your situation isn't on this list, call him — chances are he's seen it.
First-Time Buyers
Down-payment assistance, FHA, USDA — programs built for getting into your first home.
Conventional
Fannie/Freddie financing for qualified W-2 borrowers and primary residences.
Jumbo
High-balance financing above conforming limits, with competitive non-bank pricing.
FHA · VA · USDA
Government-backed loans with low or zero down for those who qualify.
Self-Employed / 1099
Bank-statement loans that qualify on real cash flow — not just tax returns.
Investor / DSCR
Qualify on rental cash flow, not personal income. Built for portfolio scaling.
Cash-Out Refinance
Tap home equity for renovations, debt consolidation, or your next opportunity.
HELOC
Flexible second-position credit secured by your home, ready when you need it.
Reverse / Senior Solutions
Right-size, eliminate the monthly P&I, or fund retirement with home equity.
How Ed Works
Four steps. Zero guesswork.
From "is this even a good idea?" to keys in hand — here's exactly how working with Ed feels.
Discovery Call
A 20-minute conversation with Ed to map your goal, your comfort with payments, and the timeline you're working against.
Loan Match
Ed shops his lender network and brings back two or three options that actually fit — with real numbers, no guesses.
Application & Lock
One streamlined application. Ed handles the lender shuffle and locks your rate at the right moment in the market.
Close & Celebrate
Final walkthrough on the numbers, then on to closing — with no last-minute surprises and no last-minute fees.
★★★★★
What Clients Say About Ed
"Always a pleasure working with Mr. Koster."
★★★★★
"It is always a pleasure working with Mr. Koster. He is very professional, trustworthy and reliable."
★★★★★
"As a real estate agent, I've recommended Ed many times and have always had positive feedback from my clients. Incredibly knowledgeable and professional."
★★★★★
"No bull — gets it done. Efficient, effective, excellent service. We've worked together for over 15 years."
★★★★★
"They were great to work with. Friendly, professional and very knowledgeable of the market and what is going on in the industry."
★★★★★
"Ed walked us through every option, answered every question, and got us a rate I didn't think was possible. Couldn't recommend him more."
★★★★★
"Three closings with Ed over the last decade. He's the only call I make when it's time to refinance or buy."
Reach Ed Directly
Three ways to start — pick what's easiest for you.
You'll be in front of Ed inside one business day. No call queues. No bots.
Ready When You Are
Let's see what you qualify for — in minutes, not days.
One short application puts your file directly in front of Ed. He'll come back with the two or three options that actually fit your goals — usually the same business day.