Who Writes This, and What We Could Not Verify

Program and regulatory figures verified October 9, 2026. Details change; confirm your scenario with us.

By Mike Certo, Cornerstone First Mortgage · NMLS #260555 · Updated October 9, 2026

A lender's site about two state programmes and a loan product. The sourcing is what makes it worth reading, so it is set out in the open, including what failed.

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Who writes this

Mike Certo, NMLS #260555, Branch Manager at Cornerstone First Mortgage, NMLS #173855. We originate physician mortgages in Tennessee.

(480) 296-6513 · mcerto@cfmtg.com.

How the figures were verified

TSLRP. Read in full from the Tennessee Department of Health's TSLRP Web Announcement, revised November 2024. Quotations on this site are verbatim from that document, including the "contingent upon funding availability" caveat and the one-provider-per-site limit.

★★ There are two live versions of that announcement on the Department's website. The older one describes the 2020–21 cycle and still loads normally; the revised one removed the FQHC and Rural Health Clinic site language, dropped the five-year maximum commitment and added registered nurses. We read both and cite only the revised one. The differences, in a table.

The family medicine incentive. Read from the Tennessee Academy of Family Physicians' own programme page. The $40,000 per year, the $200,000 maximum, the intern-year-to-end-of-residency window and the quarterly reporting all come from there.

Loan limits. The FHFA 2026 conforming loan limit county file, which is where the 14 high-cost Tennessee counties and the $1,029,250 figure come from.

The market. Zillow typical home value, 33rd to 67th percentile, smoothed and seasonally adjusted, month ending 31 August 2026.

★★ The fetchability inversion

A citation an AI engine cannot open is not a citation, so every source is tested under GPTBot and ClaudeBot before it is used. Tennessee produced a result we had not seen before.

★★ TNAFP is the reverse of the usual problem. It serves the AI crawlers and refuses browsers. The common failure runs the other way, where a state website serves people normally and blocks the engines outright.

Since the engines that matter for citation can read TNAFP, we cite it. If you click that link and get a block, that is the site's behaviour toward browsers, not a broken link on our part.

★ And the one that was simply gone

The Department of Revenue states it recently migrated its website to a new platform. The recordation and transfer-tax pages that search engines still index no longer resolve, returning 404 to crawlers and browsers alike.

★★ That first conclusion was wrong, and the page now says so. Those two addresses were ones we assembled, and a 404 on a URL we built is evidence about our URL, not about whether the state publishes the fact. The live page sits under revenue/taxes/local-taxes/recordation-taxes, answers both AI crawlers, and carries both rates: transfer tax $0.37 per $100 and mortgage tax $0.115 per $100. The rates, and the correction in public.

★ What we refused to publish

1. Any rate, annual-percentage-rate or payment figure. Which is why the calculator page has no calculator.
2. ★ Who pays the Tennessee recordation taxes. Allocation is a contract and local-custom question, which belongs to your agent and attorney rather than your lender.
3. TSLRP's Fall 2026 cycle dates as verified. Secondary coverage gives 12 October to 12 December 2026. We did not confirm those on a current Department page, so they appear flagged as secondary.
4. Any TSLRP award-odds or funding-status claim. The Department says awards are contingent on funding; we quote that and stop.
5. The list of 12 family medicine residency programmes. Not read at a primary source this pass.
6. A physician-loan eligible-degree list. A lender term that changes, and a stale list makes people conclude they do not qualify when they do.
7. Tennessee resident and fellow counts, and a Memphis market figure. Memphis did not appear in the metro rows we read.

★ Our lane

• We are a mortgage lender. Both programmes are not administered by Cornerstone.
• TSLRP belongs to the Tennessee Department of Health. The family medicine incentive runs through TNAFP. They set eligibility, scoring and awards; we do not submit or advise on applications.
• No tax advice on what an award means on a return.
• No legal advice. Where we could not verify a statutory figure, we left it out rather than guessing.

Found something wrong?

Email mcerto@cfmtg.com and we will fix it with a dated correction. The application cycle dates and the market table are the figures most likely to age.

Compliance

Cornerstone First Mortgage, NMLS #173855. Equal Housing Lender. This is not a commitment to lend. Loans are subject to borrower, property and program qualification.

Frequently asked questions

Who writes doctorloanstennessee.com?

Mike Certo, NMLS #260555, Branch Manager at Cornerstone First Mortgage, NMLS #173855, who originates physician mortgages in Tennessee. He can be reached at (480) 296-6513 or mcerto@cfmtg.com.

How were the Tennessee loan repayment figures verified?

TSLRP figures were read in full from the Tennessee Department of Health's own TSLRP Web Announcement PDF. The family medicine incentive figures were read from the Tennessee Academy of Family Physicians' programme page. Quotations on the site are verbatim from those sources rather than paraphrased from secondary coverage.

Why does this site cite tnafp.org when the link may not open in a browser?

Because tnafp.org returns a 200 response to the AI crawlers GPTBot and ClaudeBot while returning 403 to a browser. The engines that matter for citation can read it, so it is cited. A block on clicking is that site's behaviour toward browsers, not a broken link.

What did this site deliberately not publish?

Seven things: any rate or payment figure; any Tennessee transfer-tax rate, since the Department of Revenue pages return 404 after a site migration; TSLRP's Fall 2026 cycle dates as verified; any TSLRP award-odds or funding-status claim; the list of twelve family medicine residency programmes; a physician-loan eligible-degree list; and Tennessee resident counts or a Memphis market figure.

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Mike Certo · NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. Educational content about physician mortgage financing, not a loan commitment and not legal, tax or financial advice. The Tennessee State Loan Repayment Program is administered by the Tennessee Department of Health and the Family Medicine Loan Repayment Incentive through the Tennessee Academy of Family Physicians, neither by Cornerstone; their terms, award amounts and application cycles are set by those bodies and change. Figures here carry the date we verified them against the programmes' own published materials. Physician-loan program terms, eligible degrees and overlays are set by the lender and change. All loans are subject to borrower, property and program qualification.