{ "spec": "webmcp", "entryPoint": "document.modelContext", "site": "https://qmortgage.ai", "version": "capabilities-v1", "tools": [ { "name": "get_q_mortgage_capabilities", "title": "List Q Mortgage agent capabilities", "description": "Lists every WebMCP tool Q Mortgage LLC exposes to agents, grouped by category, with each tool's read-only/authentication/confirmation requirements — useful as a discovery step before calling any other tool.", "inputSchema": { "type": "object", "properties": {}, "additionalProperties": false, "description": "No input required." }, "annotations": { "readOnlyHint": true }, "confirmationRequired": false }, { "name": "search_loan_programs", "title": "Search Loan Programs", "description": "Search Q Mortgage LLC's Texas loan program catalog by non-sensitive scenario criteria (loan purpose, occupancy, property type, self-employed status, documentation preference, veteran status, rural interest, investment strategy) and return potentially relevant program categories as illustrative starting points — never sensitive fields like SSN, date of birth, or income amount.", "inputSchema": { "type": "object", "properties": { "loanPurpose": { "type": "string", "enum": [ "purchase", "refinance", "cash_out", "construction", "heloc" ], "description": "The loan-purpose category the borrower is exploring (purchase, refinance, cash_out, construction, or heloc)." }, "occupancy": { "type": "string", "enum": [ "primary", "second_home", "investment" ], "description": "How the property will be occupied: primary residence, second home, or investment property." }, "state": { "type": "string", "minLength": 2, "maxLength": 2, "description": "Two-letter US state abbreviation for the target property. Q Mortgage LLC currently lends on Texas properties only; any other state returns the same educational program list with an out-of-state note." }, "propertyType": { "type": "string", "enum": [ "single_family", "condo", "townhome", "two_to_four_unit", "manufactured", "land" ], "description": "The type of property being financed (single_family, condo, townhome, two_to_four_unit, manufactured, or land)." }, "selfEmployed": { "type": "boolean", "description": "Whether the borrower is self-employed or otherwise files non-W-2 income (1099, business owner, gig work)." }, "documentationPreference": { "type": "string", "enum": [ "full_doc", "bank_statement", "p_and_l", "1099", "asset_depletion", "dscr" ], "description": "A preferred income-documentation style, if the borrower already knows one fits (full_doc, bank_statement, p_and_l, 1099, asset_depletion, or dscr)." }, "veteranStatus": { "type": "boolean", "description": "Whether the borrower is a veteran, active-duty service member, National Guard/Reserve member, or qualifying surviving spouse." }, "ruralInterest": { "type": "boolean", "description": "Whether the borrower is interested in a rural or USDA-designated suburban property." }, "investmentStrategy": { "type": "string", "enum": [ "buy_and_hold", "short_term_rental", "fix_and_flip", "brrrr", "portfolio_scaling" ], "description": "The borrower's investment strategy, if applicable (buy_and_hold, short_term_rental, fix_and_flip, brrrr, or portfolio_scaling)." } }, "additionalProperties": false }, "annotations": { "readOnlyHint": true }, "confirmationRequired": false }, { "name": "get_loan_program_details", "title": "Get Loan Program Details", "description": "Return a structured overview of one Q Mortgage LLC loan program by its slug — description, common use cases, typical borrower profile, occupancy and property-type guidance, documentation overview, key limitations, related calculators, and a recommended next step. Built from hand-authored program facts; when available, verbatim copy from the published program page is attached separately under publishedPageCopy and labelled as marketing copy, never mixed into the facts.", "inputSchema": { "type": "object", "properties": { "program_slug": { "type": "string", "minLength": 1, "maxLength": 64, "description": "The stable snake_case program slug to look up (e.g. \"fha\", \"dscr\", \"bank_statement\"). Use search_loan_programs first if the slug is unknown." } }, "required": [ "program_slug" ], "additionalProperties": false }, "annotations": { "readOnlyHint": true, "untrustedContentHint": false }, "confirmationRequired": false }, { "name": "compare_loan_programs", "title": "Compare Loan Programs", "description": "Compare 2 to 4 Q Mortgage LLC loan programs side by side across intended use, occupancy, documentation style, mortgage insurance considerations, common advantages, common trade-offs, relevant calculators, and recommended questions for a loan officer — a structured comparison, never a ranking, score, or \"best loan\" recommendation.", "inputSchema": { "type": "object", "properties": { "program_slugs": { "type": "array", "items": { "type": "string", "minLength": 1, "maxLength": 64 }, "minItems": 2, "maxItems": 4, "description": "2 to 4 stable snake_case program slugs to compare side by side (e.g. [\"fha\", \"conventional\"])." } }, "required": [ "program_slugs" ], "additionalProperties": false }, "annotations": { "readOnlyHint": true }, "confirmationRequired": false }, { "name": "find_possible_mortgage_paths", "title": "Find Possible Mortgage Paths", "description": "Suggests possible mortgage program paths that may be worth evaluating, based on optional, non-sensitive details such as loan purpose, occupancy, approximate price/down payment/income, self-employment, documentation preference, and state. Every result requires lender review and is illustrative only, never a ranking or determination.", "inputSchema": { "type": "object", "properties": { "loanPurpose": { "type": "string", "enum": [ "purchase", "refinance", "cash_out", "construction" ], "description": "The high-level reason for the loan, if known." }, "occupancy": { "type": "string", "enum": [ "primary", "second_home", "investment" ], "description": "How the property will be occupied, if known." }, "propertyType": { "type": "string", "description": "Free-text property type, e.g. \"single_family\", \"condo\", \"multi_unit\", \"land\"." }, "approximatePurchasePrice": { "type": "number", "exclusiveMinimum": 0, "maximum": 50000000, "description": "Approximate purchase price in USD, if known." }, "approximateDownPayment": { "type": "number", "minimum": 0, "maximum": 50000000, "description": "Approximate down payment amount in USD, if known." }, "approximateAnnualIncome": { "type": "number", "exclusiveMinimum": 0, "maximum": 100000000, "description": "Approximate gross annual income in USD, if known." }, "selfEmployed": { "type": "boolean", "description": "Whether the borrower is self-employed." }, "documentationPreference": { "type": "string", "enum": [ "full_doc", "bank_statement", "1099", "asset_based", "no_income_docs", "no_preference" ], "description": "The borrower's preferred income-documentation style, if any." }, "monthlyRentEstimate": { "type": "number", "minimum": 0, "maximum": 1000000, "description": "Estimated monthly rental income for an investment property, if known." }, "shortTermRental": { "type": "boolean", "description": "Whether the property is intended for short-term/Airbnb-style rental." }, "needsRehab": { "type": "boolean", "description": "Whether the property is expected to need rehab work before or after purchase." }, "creditRange": { "type": "string", "enum": [ "excellent", "good", "fair", "building", "unknown" ], "description": "A high-level, self-reported credit range, only if voluntarily supplied." }, "veteran": { "type": "boolean", "description": "Whether the borrower is a veteran, active-duty service member, or surviving spouse." }, "ruralProperty": { "type": "boolean", "description": "Whether the property is in a rural or USDA-designated area." }, "itinFiler": { "type": "boolean", "description": "Whether the borrower files taxes with an ITIN rather than a Social Security number." }, "nonUsResident": { "type": "boolean", "description": "Whether the borrower is a non-US resident / foreign national." }, "medicalProfessional": { "type": "boolean", "description": "Whether the borrower is a medical professional (e.g. physician, MD, DO)." }, "state": { "type": "string", "minLength": 2, "maxLength": 2, "description": "Two-letter US state code for the property or borrower, if known, e.g. \"TX\"." } }, "additionalProperties": false }, "annotations": { "readOnlyHint": true }, "confirmationRequired": false }, { "name": "calculate_mortgage_payment", "title": "Calculate Mortgage Payment", "description": "Returns an estimated monthly mortgage payment breakdown (principal, interest, taxes, insurance, mortgage insurance, HOA) for illustrative purposes only; not an official quote or Loan Estimate and always requires review by a licensed mortgage professional.", "inputSchema": { "type": "object", "properties": { "purchasePrice": { "type": "number", "minimum": 0, "maximum": 50000000, "description": "Purchase price / home price in US dollars." }, "downPayment": { "type": "number", "minimum": 0, "maximum": 50000000, "description": "Down payment amount in US dollars. Provide exactly one of downPayment or downPaymentPercent." }, "downPaymentPercent": { "type": "number", "minimum": 0, "maximum": 100, "description": "Down payment as a percentage of purchase price (0-100). Provide exactly one of downPayment or downPaymentPercent." }, "interestRate": { "type": "number", "minimum": 0, "maximum": 25, "description": "Annual interest rate as a percentage, e.g. 6.5 for 6.5%." }, "termYears": { "type": "number", "enum": [ 10, 15, 20, 25, 30 ], "description": "Loan term in years (10, 15, 20, 25, or 30)." }, "annualTaxes": { "type": "number", "minimum": 0, "maximum": 5000000, "description": "Estimated annual property taxes in US dollars. Converted internally to an effective annual tax rate against purchase price." }, "annualInsurance": { "type": "number", "minimum": 0, "maximum": 1000000, "description": "Estimated annual homeowners insurance premium in US dollars." }, "monthlyHoa": { "type": "number", "minimum": 0, "maximum": 100000, "description": "Monthly HOA dues in US dollars, if applicable." }, "monthlyMortgageInsurance": { "type": "number", "minimum": 0, "maximum": 100000, "description": "Optional manual override for monthly mortgage insurance in US dollars. When omitted, it is estimated automatically only when the loan-to-value ratio exceeds 80%." } }, "required": [ "purchasePrice", "interestRate", "termYears" ], "additionalProperties": false }, "annotations": { "readOnlyHint": true }, "confirmationRequired": false }, { "name": "calculate_affordability", "title": "Calculate Affordability", "description": "Returns an estimated affordability range: an illustrative maximum home price, loan amount, and monthly payment given income, debts, and a target debt-to-income ratio. This is a potential starting point only, not a determination of any specific amount, and requires lender review.", "inputSchema": { "type": "object", "properties": { "grossMonthlyIncome": { "type": "number", "minimum": 0, "maximum": 10000000, "description": "Gross monthly household income in US dollars. Provide exactly one of grossMonthlyIncome or annualIncome." }, "annualIncome": { "type": "number", "minimum": 0, "maximum": 100000000, "description": "Gross annual household income in US dollars. Provide exactly one of grossMonthlyIncome or annualIncome." }, "monthlyDebts": { "type": "number", "minimum": 0, "maximum": 1000000, "description": "Sum of monthly minimum payments on existing debts (cards, auto, student, etc), in US dollars." }, "downPayment": { "type": "number", "minimum": 0, "maximum": 50000000, "description": "Cash available for a down payment, in US dollars." }, "interestRate": { "type": "number", "minimum": 0, "maximum": 25, "description": "Approximate annual interest rate as a percentage, e.g. 6.5 for 6.5%." }, "termYears": { "type": "number", "enum": [ 10, 15, 20, 25, 30 ], "description": "Loan term in years (10, 15, 20, 25, or 30)." }, "propertyTaxRatePercent": { "type": "number", "minimum": 0, "maximum": 20, "description": "Estimated annual property-tax rate as a percentage of home price, e.g. 2.0 for 2%." }, "annualInsurance": { "type": "number", "minimum": 0, "maximum": 1000000, "description": "Estimated annual homeowners insurance premium in US dollars." }, "targetDti": { "type": "number", "minimum": 0, "maximum": 60, "description": "Preferred back-end debt-to-income ratio target as a percentage (0-60), if provided. Defaults to 36 (the 28/36 rule back-end target) when omitted." } }, "required": [ "monthlyDebts", "downPayment", "interestRate", "termYears" ], "additionalProperties": false }, "annotations": { "readOnlyHint": true }, "confirmationRequired": false }, { "name": "calculate_dscr", "title": "Calculate DSCR", "description": "Returns an estimated Debt-Service Coverage Ratio (DSCR) for an investment property, along with the qualifying rent used and a general, hedged interpretation of the resulting pricing tier. This is illustrative only and never states that a lender will accept the result.", "inputSchema": { "type": "object", "properties": { "grossMonthlyRent": { "type": "number", "minimum": 0, "maximum": 1000000, "description": "Gross monthly market or qualifying rent for the investment property, in US dollars." }, "purchasePrice": { "type": "number", "minimum": 0, "maximum": 50000000, "description": "Property purchase price in US dollars." }, "downPayment": { "type": "number", "minimum": 0, "maximum": 50000000, "description": "Down payment amount in US dollars. Provide exactly one of downPayment or downPaymentPercent." }, "downPaymentPercent": { "type": "number", "minimum": 0, "maximum": 100, "description": "Down payment as a percentage of purchase price (0-100). Provide exactly one of downPayment or downPaymentPercent." }, "interestRate": { "type": "number", "minimum": 0, "maximum": 25, "description": "Annual interest rate as a percentage, e.g. 7.5 for 7.5%." }, "termYears": { "type": "number", "enum": [ 10, 15, 20, 25, 30 ], "description": "Loan term in years (10, 15, 20, 25, or 30)." }, "annualTaxes": { "type": "number", "minimum": 0, "maximum": 5000000, "description": "Estimated annual property taxes in US dollars." }, "annualInsurance": { "type": "number", "minimum": 0, "maximum": 1000000, "description": "Estimated annual homeowners insurance premium in US dollars." }, "monthlyHoa": { "type": "number", "minimum": 0, "maximum": 100000, "description": "Monthly HOA dues in US dollars, if applicable." }, "targetDscr": { "type": "number", "exclusiveMinimum": 0, "maximum": 5, "description": "Target DSCR used for the back-solved maximum-loan figure, e.g. 1.0 or 1.2. Defaults to 1.0 when omitted." } }, "required": [ "grossMonthlyRent", "purchasePrice", "interestRate", "termYears" ], "additionalProperties": false }, "annotations": { "readOnlyHint": true }, "confirmationRequired": false }, { "name": "calculate_refi_break_even", "title": "Calculate Refi Break-Even", "description": "Returns an estimated monthly savings and break-even timeline for a refinance scenario, comparing principal-and-interest payments only (taxes, insurance, and HOA are unaffected by a refinance and are not included). Illustrative only, not a lending decision.", "inputSchema": { "type": "object", "properties": { "currentBalance": { "type": "number", "minimum": 0, "maximum": 50000000, "description": "Current loan principal balance in US dollars." }, "currentRate": { "type": "number", "minimum": 0, "maximum": 25, "description": "Current annual interest rate as a percentage." }, "currentMonthsRemaining": { "type": "integer", "minimum": 0, "maximum": 600, "description": "Months remaining on the current loan (e.g. 240 for 20 years left)." }, "newRate": { "type": "number", "minimum": 0, "maximum": 25, "description": "Proposed new annual interest rate as a percentage (the refi quote)." }, "newTermYears": { "type": "number", "enum": [ 10, 15, 20, 25, 30 ], "description": "New loan term in years (10, 15, 20, 25, or 30)." }, "closingCosts": { "type": "number", "minimum": 0, "maximum": 1000000, "description": "Estimated closing costs for the refinance, in US dollars." }, "monthsToStay": { "type": "integer", "minimum": 0, "maximum": 600, "description": "Months the borrower plans to stay in the home." } }, "required": [ "currentBalance", "currentRate", "currentMonthsRemaining", "newRate", "newTermYears", "closingCosts", "monthsToStay" ], "additionalProperties": false }, "annotations": { "readOnlyHint": true }, "confirmationRequired": false }, { "name": "calculate_cash_on_cash", "title": "Calculate Cash-on-Cash Return", "description": "Returns an estimated cash-on-cash return for a buy-and-hold rental scenario: annual pre-tax cash flow divided by total cash invested, along with a general pricing tier label. This is an illustrative estimate only, not investment advice.", "inputSchema": { "type": "object", "properties": { "grossMonthlyRent": { "type": "number", "minimum": 0, "maximum": 1000000, "description": "Gross monthly rent in US dollars." }, "purchasePrice": { "type": "number", "minimum": 0, "maximum": 50000000, "description": "Purchase price in US dollars." }, "downPayment": { "type": "number", "minimum": 0, "maximum": 50000000, "description": "Down payment amount in US dollars. Provide exactly one of downPayment or downPaymentPercent." }, "downPaymentPercent": { "type": "number", "minimum": 0, "maximum": 100, "description": "Down payment as a percentage of purchase price (0-100). Provide exactly one of downPayment or downPaymentPercent." }, "interestRate": { "type": "number", "minimum": 0, "maximum": 25, "description": "Annual interest rate as a percentage, e.g. 7.5 for 7.5%." }, "termYears": { "type": "number", "enum": [ 10, 15, 20, 25, 30 ], "description": "Loan term in years (10, 15, 20, 25, or 30)." }, "annualTaxes": { "type": "number", "minimum": 0, "maximum": 5000000, "description": "Annual property tax in US dollars." }, "annualInsurance": { "type": "number", "minimum": 0, "maximum": 1000000, "description": "Annual insurance premium in US dollars." }, "monthlyHoa": { "type": "number", "minimum": 0, "maximum": 100000, "description": "Monthly HOA dues in US dollars." }, "managementPct": { "type": "number", "minimum": 0, "maximum": 100, "description": "Property management fee as a percentage of gross rent, e.g. 8 for 8%." }, "vacancyPct": { "type": "number", "minimum": 0, "maximum": 100, "description": "Vacancy reserve as a percentage of gross rent, e.g. 5 for 5%." }, "maintenancePct": { "type": "number", "minimum": 0, "maximum": 100, "description": "Maintenance reserve as a percentage of gross rent, e.g. 5 for 5%." }, "closingCosts": { "type": "number", "minimum": 0, "maximum": 1000000, "description": "Closing costs in US dollars." }, "initialRepairs": { "type": "number", "minimum": 0, "maximum": 5000000, "description": "Initial make-ready repairs in US dollars, separate from ongoing maintenance." } }, "required": [ "grossMonthlyRent", "purchasePrice", "interestRate", "termYears" ], "additionalProperties": false }, "annotations": { "readOnlyHint": true }, "confirmationRequired": false }, { "name": "calculate_brrrr", "title": "Calculate BRRRR Deal", "description": "Returns an estimated BRRRR (Buy, Rehab, Rent, Refinance, Repeat) outcome: cash left in the deal after refinance and the resulting cash-on-cash return on remaining capital. Illustrative only, based on the inputs provided, and not investment advice.", "inputSchema": { "type": "object", "properties": { "purchasePrice": { "type": "number", "minimum": 0, "maximum": 50000000, "description": "Purchase price in US dollars." }, "purchaseClosingCosts": { "type": "number", "minimum": 0, "maximum": 5000000, "description": "Purchase closing costs in US dollars, typically ~3% of purchase price." }, "cashToAcquire": { "type": "number", "minimum": 0, "maximum": 50000000, "description": "Cash used to acquire the property in US dollars (full purchase if all-cash, or down payment if financed)." }, "rehabBudget": { "type": "number", "minimum": 0, "maximum": 50000000, "description": "Rehab budget in US dollars." }, "rehabHoldingMonths": { "type": "integer", "minimum": 0, "maximum": 120, "description": "Months expected to hold the property during rehab before refinancing." }, "holdingCostsMonthly": { "type": "number", "minimum": 0, "maximum": 1000000, "description": "Monthly holding costs during rehab in US dollars (utilities, insurance, taxes pro-rata, loan interest if financed)." }, "arv": { "type": "number", "exclusiveMinimum": 0, "maximum": 50000000, "description": "After-Repair Value (ARV) in US dollars." }, "refiLTV": { "type": "number", "minimum": 0, "maximum": 100, "description": "Refinance loan-to-value as a percentage, e.g. 75 for 75%." }, "refiClosingCosts": { "type": "number", "minimum": 0, "maximum": 5000000, "description": "Refinance closing costs in US dollars." }, "newLoanRate": { "type": "number", "minimum": 0, "maximum": 25, "description": "New refinance loan annual interest rate as a percentage." }, "newLoanTermYears": { "type": "number", "enum": [ 10, 15, 20, 25, 30 ], "description": "New refinance loan term in years (10, 15, 20, 25, or 30)." }, "grossMonthlyRent": { "type": "number", "minimum": 0, "maximum": 1000000, "description": "Gross monthly rent in US dollars." }, "opexMonthly": { "type": "number", "minimum": 0, "maximum": 1000000, "description": "Monthly operating expenses in US dollars (taxes, insurance, HOA, management, vacancy reserve)." } }, "required": [ "purchasePrice", "purchaseClosingCosts", "cashToAcquire", "rehabBudget", "rehabHoldingMonths", "holdingCostsMonthly", "arv", "refiLTV", "refiClosingCosts", "newLoanRate", "newLoanTermYears", "grossMonthlyRent", "opexMonthly" ], "additionalProperties": false }, "annotations": { "readOnlyHint": true }, "confirmationRequired": false }, { "name": "calculate_fix_and_flip", "title": "Calculate Fix-and-Flip Deal", "description": "Returns an estimated maximum purchase price using the 70% rule, and — when an asking price is provided — a pass/fail screen with estimated profit and return on cash. Illustrative only, based on the inputs provided, and not investment advice.", "inputSchema": { "type": "object", "properties": { "arv": { "type": "number", "exclusiveMinimum": 0, "maximum": 50000000, "description": "After-Repair Value (ARV) in US dollars." }, "rehabBudget": { "type": "number", "minimum": 0, "maximum": 50000000, "description": "Rehab budget in US dollars." }, "multiplier": { "type": "number", "minimum": 0.5, "maximum": 0.9, "description": "The rule-of-thumb multiplier applied to ARV (e.g. 0.70 for the standard 70% rule; typical range 0.65-0.75). Defaults to 0.70 when omitted." }, "askingPrice": { "type": "number", "minimum": 0, "maximum": 50000000, "description": "Asking price in US dollars, for a pass/fail screen and ROI estimate. Omit for a maximum-purchase-price estimate only." }, "holdingMonths": { "type": "integer", "minimum": 0, "maximum": 60, "description": "Holding period in months. Defaults to 4 when omitted." }, "closingCosts": { "type": "number", "minimum": 0, "maximum": 5000000, "description": "Closing costs in US dollars. Defaults to 0 when omitted." }, "sellingCostsPct": { "type": "number", "minimum": 0, "maximum": 100, "description": "Total selling costs as a percentage of ARV (commissions, title, etc). Defaults to 8 when omitted." }, "loanRate": { "type": "number", "minimum": 0, "maximum": 25, "description": "Hard-money loan annual interest rate as a percentage. Defaults to 9.5 when omitted." }, "loanToCostPct": { "type": "number", "minimum": 0, "maximum": 100, "description": "Loan-to-cost as a percentage. Defaults to 90 when omitted." } }, "required": [ "arv", "rehabBudget" ], "additionalProperties": false }, "annotations": { "readOnlyHint": true }, "confirmationRequired": false }, { "name": "get_required_documents", "title": "Get Required Documents", "description": "Returns a general, illustrative document checklist for a borrower scenario, organized by category. This is not a complete or final list — actual requirements vary by borrower, lender, product, and transaction, and require review by a licensed mortgage professional.", "inputSchema": { "type": "object", "properties": { "employmentType": { "type": "string", "enum": [ "w2", "self_employed", "retired", "1099_contractor", "mixed" ], "description": "The borrower's primary employment type for this scenario." }, "loanPurpose": { "type": "string", "enum": [ "purchase", "refinance", "cash_out" ], "description": "The intended purpose of the loan." }, "occupancy": { "type": "string", "enum": [ "primary", "second_home", "investment" ], "description": "How the property will be occupied." }, "programCategory": { "type": "string", "enum": [ "government", "conventional", "refinance", "specialty", "investor" ], "description": "The general loan program category, if already known." }, "propertyType": { "type": "string", "description": "The general property type (e.g. single-family, condo), if known." }, "investor": { "type": "boolean", "description": "Whether the borrower is an investor closing in an entity/LLC name." } }, "required": [ "employmentType", "loanPurpose", "occupancy" ], "additionalProperties": false }, "annotations": { "readOnlyHint": true }, "confirmationRequired": false }, { "name": "check_q_service_area", "title": "Check Q Mortgage service area", "description": "Checks whether a property location falls within the states Q Mortgage LLC currently lends in, given a US state code and optional city/ZIP. Returns whether the location is served, a licensing disclosure when it is, and a suggested next action either way.", "inputSchema": { "type": "object", "properties": { "state": { "type": "string", "minLength": 2, "maxLength": 2, "description": "Two-letter US state code of the property location, e.g. \"TX\"." }, "city": { "type": "string", "maxLength": 80, "description": "Optional city name of the property location." }, "zip": { "type": "string", "maxLength": 10, "description": "Optional 5-digit ZIP code of the property location." } }, "required": [ "state" ], "additionalProperties": false }, "annotations": { "readOnlyHint": true }, "confirmationRequired": false }, { "name": "find_relevant_q_resource", "title": "Find a relevant Q Mortgage resource", "description": "Searches qmortgage.ai program pages, calculators, and guides for content relevant to a free-text intent (plus optional program/topic hints), and returns up to 3 matches with an absolute URL and a recommended next action — or an empty list when nothing on the site matches the intent.", "inputSchema": { "type": "object", "properties": { "intent": { "type": "string", "minLength": 1, "maxLength": 300, "description": "Free-text description of what the user is trying to find or accomplish." }, "program": { "type": "string", "maxLength": 64, "description": "Optional loan program name to weight the match toward." }, "topic": { "type": "string", "maxLength": 64, "description": "Optional topic keyword to weight the match toward." } }, "required": [ "intent" ], "additionalProperties": false }, "annotations": { "readOnlyHint": true }, "confirmationRequired": false }, { "name": "start_preapproval", "title": "Start a Q Mortgage pre-approval application", "description": "Returns a link to Q Mortgage LLC's secure formal application (my1003app), tagged with agent-attribution UTM parameters only. Nothing about the input is transmitted or stored — the input is used only to label the outbound link.", "inputSchema": { "type": "object", "properties": { "loanPurpose": { "type": "string", "description": "Optional purpose of the loan (e.g. \"purchase\", \"refinance\") — not transmitted." }, "note": { "type": "string", "description": "Optional free-text note for context — not transmitted anywhere." } }, "additionalProperties": false }, "annotations": { "readOnlyHint": true }, "confirmationRequired": false }, { "name": "request_callback", "title": "Request a callback from a Q Mortgage loan officer", "description": "Opens an on-page drawer pre-filled with the visitor's details so a human can review, re-confirm consent, and submit a callback request to a licensed Q Mortgage loan officer (NMLS #2567464). Requires an explicit email address and phone number and only proceeds once a human presses Send in the on-page drawer this tool opens — it never submits anything on its own, and it is not a lending application.", "inputSchema": { "type": "object", "properties": { "firstName": { "type": "string", "minLength": 1, "maxLength": 60, "description": "The visitor's first name." }, "lastName": { "type": "string", "maxLength": 60, "description": "The visitor's last name, if given." }, "phone": { "type": "string", "maxLength": 30, "description": "The visitor's callback phone number; any US formatting is accepted and normalized to digits." }, "email": { "type": "string", "maxLength": 254, "format": "email", "description": "The visitor's email address. Required: the existing /api/lead route this tool ultimately submits to (via AgentCallbackForm.tsx) rejects any request without a valid email." }, "state": { "type": "string", "enum": [ "AL", "AK", "AZ", "AR", "CA", "CO", "CT", "DE", "DC", "FL", "GA", "HI", "ID", "IL", "IN", "IA", "KS", "KY", "LA", "ME", "MD", "MA", "MI", "MN", "MS", "MO", "MT", "NE", "NV", "NH", "NJ", "NM", "NY", "NC", "ND", "OH", "OK", "OR", "PA", "RI", "SC", "SD", "TN", "TX", "UT", "VT", "VA", "WA", "WV", "WI", "WY" ], "default": "TX", "description": "Two-letter US state code for the property or visitor location; defaults to TX." }, "loanPurpose": { "type": "string", "enum": [ "purchase", "refinance", "cash_out", "investment", "other" ], "description": "What the visitor is looking to do: purchase, refinance, cash_out, investment, or other." }, "preferredContactMethod": { "type": "string", "enum": [ "phone", "text", "email" ], "description": "How the visitor would prefer the loan officer reach them: phone, text, or email." }, "appointmentType": { "type": "string", "enum": [ "phone", "video", "either" ], "description": "Whether the callback should be a phone call, a video call, or either." }, "preferredTimeWindow": { "type": "string", "enum": [ "morning", "afternoon", "evening", "asap" ], "description": "When the visitor would like to be reached: morning, afternoon, evening, or asap." }, "message": { "type": "string", "maxLength": 500, "description": "Optional free-text context for the loan officer, up to 500 characters. Never include a Social Security number, date of birth, or income figure." }, "consent": { "type": "boolean", "const": true, "description": "Must be true. Confirms the calling agent has already obtained the visitor's explicit consent to be contacted by phone, text, or email; the on-page drawer re-confirms this with the human before anything is sent." } }, "required": [ "firstName", "phone", "email", "loanPurpose", "preferredContactMethod", "appointmentType", "preferredTimeWindow", "consent" ], "additionalProperties": false }, "annotations": { "readOnlyHint": false }, "confirmationRequired": true } ], "remotes": { "mcp": { "type": "streamable-http", "url": "https://qmortgage.ai/api/mcp", "supportedProtocolVersions": [ "2025-06-18" ], "requiredHeaders": { "accept": "application/json, text/event-stream", "content-type": "application/json" } } } }