Though SMT was polite and nice and provided terms that supported my needs, I had numerous issues with this loan. The appraisal was late causing me to miss my close. Seller would not reschedule close for two weeks. contractors for post-close work dropped my scheduled dates and i am paying $10k more for a different contractor now (cheaper guys are booked through july and i can't wait that long). The appraiser mis-quoted the comp sale price he used for the appraisal by $100k. Not an issue for approval, but reinforces shoddy quality of service providers used by SMT. Finally, i repeatedly asked for my cash to close for a month and was told it would be ~$46k. I was unable to get a final read until the day before closing, which presented problems as my bank does not have a retail network (i.e. i had to wire funds). Also, the cash to close came in at over $56k. That's almost a 25% increase. Issue relates to needing to escrow for 13 months of property tax. i was told i'd need to reserve for 4 months. That is a 225% magnitude of error. It was FAR from easy to address and i am far from happy. i did not budget for SMT's lack of accuracy and had exactly four hours to navigate around the unexpected booby trap they set out for me. Cash to close is not rocket science. There are no floating variables that should be a 25% surprise. Consistently disappointing