Sam Timlick is a mortgage loan officer in Johnson City, TN and a United States Marine Corps veteran, serving home buyers and homeowners across the Tri-Cities region of East Tennessee and Southwest Virginia. He specializes in VA, FHA, USDA, and conventional loans, plus refinancing, and is known for clear, honest, plain-English guidance. He works at Top Flite Home Loans, is licensed in Tennessee and Virginia, and his NMLS number is 2776469. Reach him at 253-431-2630.
From the Marine Corps to the mortgage desk
I served in the Marine Corps, and I was proud to do it. That service mindset didn't go away when I got out — I just found a new place to apply it. Helping someone navigate the biggest financial decision of their life, making sure they understand exactly what they can afford, what it costs, and what their options are — to me, that's service too.
It's also why I take the VA loan so personally. I've used the VA home loan benefit myself, so I know firsthand what it's worth — and I see how often eligible veterans leave it on the table or get talked into something more expensive. As a Marine handling your VA loan, I run the process like a mission: squared away, on time, no surprises.
There's one more piece of my background that shapes how I work: before I got into lending, I earned a computer science degree and worked as a software engineer. That analytical, problem-solving wiring is exactly what you want in the person structuring your loan — I dig into the details, stress-test the file, and catch the issues that derail closings before they happen, not after.
Local — and here for the long haul
My wife and I chose the Tri-Cities, and we're here for good — our fourth baby is on the way and we couldn't imagine raising our family anywhere else. East Tennessee has something hard to put into words: the mountains, the outdoor recreation, the kindness of the people, the slower pace that lets you actually enjoy your neighbors. I live here, I raise my family here, and I know this market because it's home. Nothing makes me happier than helping other families plant deep roots here too.
What I help buyers with
I work with first-time and repeat buyers across every major loan program, and I'll always point you to the one that genuinely fits — not the one that's easiest for me:
- VA loans — zero down, no monthly mortgage insurance, for veterans and active-duty military. My specialty.
- USDA loans — zero down for buyers in eligible areas, which covers much of the Tri-Cities.
- FHA loans — 3.5% down and flexible credit, great for first-time and credit-building buyers.
- Conventional loans — as little as 3% down, with removable mortgage insurance for strong-credit buyers.
- Refinancing — lower your rate, shorten your term, or access equity, when the numbers actually make sense.
- Down payment help — low- and zero-down paths, plus Tennessee assistance programs for buyers who qualify.
How I work
My promise is simple: I'll tell you exactly what you can afford, what it costs, and how soon you can buy — before you commit to anything. No pressure, no jargon, and no surprises at the closing table. You get a Loan Estimate in writing — a federal disclosure that commits me to the numbers — not a verbal quote. And if the smart move is to wait, I'll tell you that too. I'm not here for one transaction; I want to be the person you call for years, whether it's your first home, a refinance, or your next move. I'm also reachable directly — you call or text me at 253-431-2630, not a 1-800 call center.
Credentials & licensing
Sam Timlick is a licensed Mortgage Loan Originator, NMLS# 2776469, licensed in Tennessee and Virginia, originating loans through Top Flite Home Loans (Top Flite Financial, Inc.). You can verify his license anytime on the NMLS Consumer Access registry. He serves buyers across the Tri-Cities — Johnson City, Kingsport, Bristol, Elizabethton, and Jonesborough — and throughout Tennessee and Virginia.
Want the weekly read? Sam breaks down the Tri-Cities market, rates, and home-buying questions in plain language in The Mortgage Marine Weekly.