BOCA RATON, Florida — July 15, 2025 — When Choice Mortgage Group officially launched LOANNUITY™ earlier this year, it introduced a concept the mortgage industry had long needed but never formalized: a structured, income-generating succession program for veteran loan officers ready to step back without walking away. Now, New Hampshire-based originator James Swartzbaugh is actively working the program alongside branch manager Kirk Todd.
Swartzbaugh brings more than four decades of mortgage experience to the partnership. He started his career in 1987 and has experience building teams at regional and national lenders and developing relationships with customers who still trust him enough to reach out when needed. After stepping away last Fall, he realized he was not ready to totally retire.
“You reach a certain level in this business when you realize you want to take a backseat, but you also know that if you drop completely off the face of the earth, you are leaving a hole your clients need to fill,” Swartzbaugh explained. “LOANNUITY lets me stay connected and involved without being chained to the day-to-day process and still get paid for the relationships I spent 40 years building.”
With LOANNUITY, when a client reaches out to Swartzbaugh, he conducts an initial conversation, assesses the scenario and structures the deal before making a warm introduction to Todd, who handles the full origination process. Todd keeps Swartzbaugh in the loop throughout, knowing that the client’s trust is rooted in that original relationship.
“Because borrowers already trust Jim, they trust me,” Todd said. “It is similar to the way a good real estate agent introduces a trusted lender.”
Compensation through LOANNUITY is straightforward: Swartzbaugh is paid the week after a deal closes. And because Choice maintains the client relationship through its robust CRM platform, those same clients receive ongoing communication and come back when they are ready to refinance or purchase again. When they do, Swartzbaugh gets paid again.
The timing of LOANNUITY reflects a significant demographic reality. At the peak of the refinance boom in 2022, the industry counted nearly 235,000 licensed loan originators. Today, that number has dropped to an estimated 80,000 to 90,000, as years of higher rates and compressed margins pushed many experienced professionals out of the business. Most of them left without any mechanism to monetize the relationships they had spent years building while giving newer originators access to an established book of business.
“LOANNUITY is about recognizing the value of loan officers and the relationships they built throughout their careers,” said Emmanuel St. Germain, CEO of Choice Mortgage Group. “We are creating a pathway for seasoned professionals to protect that value while supporting the next generation of talent.”
To participate in LOANNUITY, loan officers must maintain an active license, ensuring that compensation arrangements remain compliant. Choice Mortgage Group manages onboarding, CRM setup, marketing support and client communication on the back end.
“If your clients are still calling you, that means they trust you. And if they trust you, you can hand them off,” Swartzbaugh said. “That is 90 percent of what this program requires.”
Choice Mortgage Group is currently expanding the LOANNUITY program and is actively seeking experienced loan officers interested in participating. For more information, contact Emmanuel St. Germain, estgermain@choicemortgage.com.
About Choice Mortgage Group
Since 2021, Choice Mortgage Group has helped individuals and families improve their financial futures through personalized home lending solutions. Licensed in 24 states, the company offers a wide range of mortgage products, including conventional, FHA, VA, refinancing, and portfolio loans for complex borrower profiles. Choice is known for its white-glove service, streamlined processes, and a relationship-first approach to home financing.
For more information, visit www.choicemortgage.com.