By 2013, many housing industry experts had expected an easing in the nation's stringent mortgage-lending standards. But while there's been a slight loosening since the economic downturn hit, many homebuyers, including those with decent credit, still confront big barriers to home finance.

"Lenders still scrutinize every mortgage application as if searching for the code to the human genome," says Rick Sharga, executive vice president of Carrington Mortgage Holdings, the parent company of multiple mortgage firms.

Mortgage officers, who deal directly with applicants, prepare files on would-be borrowers. But before any file gets final approval, it needs a green light from a supervisor, known in the business as an underwriter.

"As a borrower, you never meet the underwriter. But if your mortgage officer thinks you're a good applicant, he can talk to the underwriter and argue for approval of your loan," Sharga says.

He stresses that it's important for all wannabe borrowers to maintain a positive working relationship with the mortgage officer who takes their application.

Here are a few pointers for mortgage applicants:

-- Learn as much as possible about the mortgage market before applying.

Many homebuyers, particularly first-timers, are fuzzy in their grasp of mortgage-related terminology and how the system works, according to Leo Berard, charter president of the National Association of Exclusive Buyer Agents (www.naeba.org).

But the basic concepts of mortgage lending can be picked up easily. Berard recommends the Internet as a starting point. Start by taking a look at the "mortgage" entry in Wikipedia. In addition, there's a primer on mortgages on the website of the U.S. Department of Housing and Urban Development (www.hud.gov).

Check your local library for authoritative books on the subject. One Berard likes is "Mortgages for Dummies," co-authored by Ray Brown and Eric Tyson.

Armed with knowledge, you're more likely to select the best possible loan product for your situation. Also, you'll be less vulnerable to unscrupulous lenders.

-- Consider going to the lender's office.

Given their current business model, mortgage officers are now able to do nearly all their business by phone, email, fax and express mail. And the technology available to the industry allows them to do so easily.

"But if you're a first-time buyer, I urge you to meet with the lender," says Berard.

A one-on-one meeting is particularly important for applicants expecting to confront special barriers to mortgage approval, Berard says. These include homebuyers who are self-employed, work on commission or have changed jobs recently.

"You'll be better able to explain your financial issues at the lender's office than over the phone," Berard says.

-- Make your financial documents readily available to the lender.

Due to the stringent regulations now governing lending, mortgage officers are working harder than ever to assemble files that meet the exacting requirements they face. They're very appreciative of borrowers who make their job easier by showing up well prepared.

To increase their odds of timely mortgage approval, Berard says applicants should, the earlier the better, provide their loan rep with copies of key documents. These include the most recent month's worth of pay stubs and W-2s for the last two calendar years. You're also likely to be asked for two years worth of tax returns, along with statements showing the present value of your assets -- such as savings accounts, stocks, bonds and retirement funds.

In addition, mortgage officers like loan applicants who've scrutinized their credit reports in advance of a meeting. Under federal law, you're entitled each year to one free credit report from the three large credit bureaus: Equifax, Experian, and TransUnion. Just go to this website: www.annualcreditreport.com.

In most cases, you'll probably also want to know your credit scores before you apply. Such scores, which draw on data from the credit bureaus, provide lenders with a quantitative measure of a person's credit risk. Most lenders use FICO scores, pioneered by the Fair Isaac Corp.

Typically, you need to pay a fee to obtain your credit scores. One approach is to buy these through the Fair Isaac website: www.myfico.com. You can also receive credit scores through the credit bureaus. FICO scores range from 300 to 850 -- the higher the better.

Berard recommends you make copies of your financial documents. Use a highlighter to identify any "dings" or inaccuracies that show up on your credit reports. And be prepared to tell the lender what steps you've taken to resolve these issues. For example, mention that you've paid the doctor who reported you delinquent to the credit bureaus and have obtained a receipt to prove it.

-- Stay in close touch with the lender until your home loan is approved.

Given the tsunami of mortgage foreclosures in recent years, more questions are likely to arise as your file goes through the clearance process.

For instance, suppose your credit reports show you were late in making a payment on a car loan several years ago. Because of that, the processing of your mortgage could be held up until you write a letter to explain the situation.

Berard says lenders appreciate applicants who stay in close touch and are proactive about resolving issues that arise along the way.

"Keeping in touch with the lender by phone or email isn't harassment. It's just a good business practice," he says.

(To contact Ellen James Martin, email her at ellenjamesmartin@gmail.com.)

It can be gut-wrenching to sell a home that evokes long years of fond memories.

But Sid Davis, an experienced real estate broker, advises those who must let go of a treasured property to find ways to keep emotions in check -- even when buyers make critical comments about their place.

"People feel about their homes like they feel about their kids ... you're going to take it personally," he says.

Davis knows from personal experience how hard it can be to hear negative comments. A few years back when he listed his family's house -- a sprawling ranch-style place -- he became incensed by strangers' remarks.

Indeed, the comments of strangers so upset Davis that he summarily rejected three offers made by would-be buyers who noted flaws in his house. Rather than negotiate with them, he simply wrote "no" on their bids.

"Because I'm a broker, I thought it would be super easy selling my own house. But my ego and emotions got in the way," says Davis, author of "A Survival Guide to Selling a Home."

The message is clear: If you want to sell your home quickly and for the highest possible price, stay calm and approach the process dispassionately. Here are a few pointers for sellers:

-- Don't hide your feelings from your listing agent.

"There are as many kinds of agents just as there are clients. If you believe your agent isn't listening to you and grasping your feelings, make a change to another agent," says Dorcas Helfant, an experienced broker and real estate company owner.

Before your property is entered onto the Multiple Listing Service, Helfant says you may wish to have a full discussion with the agent and to vent your feelings. "Be honest. It's beneficial for everyone involved if the agent understands the feelings around your selling decision. A caring agent will help you navigate a rocky transition," says Helfant, a former president of the National Association of Realtors (www.realtor.org).

-- Avoid direct contact with home shoppers.

"Because selling a family house can be especially painful -- not only for the parents but also the children -- it's a challenge for the sellers to keep thinking in a businesslike way. You need to protect everyone in the family as much as possible," Helfant says.

One way to help protect the family from unpleasant remarks is to make sure everyone is absent when visitors come through, he says. As soon as your property is shown for sale, you can assume some visitors will say and do things that puncture your pride.

To ensure that your selling process stays on track, you need feedback about buyers' reactions to your home. But it's less hurtful if these comments are filtered through your listing agent, he says.

-- Remove personal items before your home is shown to visitors.

If you're like most homeowners, you view your place as a sanctuary and an appropriate place to display treasured items. These might include a wide array of collectibles -- like valuable glassware inherited from your grandmother -- or one-of-a-kind memorabilia, such as sports trophies or war medals. They could also include many family photos, political, religious or artistic items.

Helfant urges you to remove such items before your house goes on the market. Not only might they elicit unkind remarks from visitors, but they could deflect attention from the property itself.

There's yet another reason to remove your treasures: security. Why risk the chance your precious belongings could be damaged or stolen?

-- Expect comments from neighbors if your place is slow to sell.

If your home languishes on the market for an unexpectedly long time, your emotions can intensify, a situation made worse if nosy neighbors intervene and start asking questions.

"People in the community begin to panic when a home takes a long time to sell. You can assume neighbors will come over and ask what's wrong. They fear an unsold home will hurt their property values, and they'll take their fears to your doorstep," Davis says.

You may feel unfairly ambushed if neighbors begin making inquiries. But, as he says, try not to become defensive and begin blaming a "bad market" for your problem.

"The most constructive reaction to these unpleasant questions is to look into the real reasons your place hasn't sold," Davis says.

-- Don't allow your emotions to keep you from making needed upgrades.

"If your house is correctly priced and you live in one of those top-of-the-food-chain neighborhoods, yet people still aren't making offers on your house, the reason is probably condition. The odds are your house is dirty, smells bad, is cluttered or looks bad from the curb," Davis says.

Before resorting to a big price cut on your unsold home, Davis urges you to ask your listing agent, along with trusted friends and family members, to go through the place and give you their frank reactions in a diplomatic way.

Rather than taking such critiques personally, as many owners do, try to follow any suggestions that can reasonably be made and do so promptly.

"It won't necessarily cost that much to make your home show a whole lot better. Cleaning, painting, de-cluttering and a little yard work can make a world of difference for very little money," Davis says.

(To contact Ellen James Martin, email her at ellenjamesmartin@gmail.com.)

A year or two ago, when a multitude of homes were on the market, many people couldn't be arm-twisted into making a purchase. Yet now that inventories have dwindled dramatically, things have changed.

"I've been working nonstop for 30 days trying to find houses for buyers. Multiple bids are common. And sometimes buyers grab a house before it hits the market," says Ashley Richardson, a real estate agent who's busier now than at any point in her 11-year career in the field.

Why the mismatch between supply and demand?

Richardson says many homeowners who tried and failed to sell their property in 2011 or early 2012 became discouraged and decided to rent out their property instead. Others have postponed selling because their homes are still "underwater," meaning they owe more on the mortgage than the place is worth.

Meanwhile, she says would-be buyers who've been waiting on the sidelines until the economy improves are suddenly out in force. They're paying more rent than they'd like and are anxious to take advantage of record-low interest rates while they're still available.

Are you a potential home seller puzzling over the timing of your sale? If so, these few pointers could help:

-- Seek to sell when there are few rival homes on the market.

Are few homes now up for sale in your area? If so, you may wish to go forward with a planned sale within 30 days or so, Richardson says.

"You're always better off being the only one out there, because competition drives prices down," she says.

Often, sellers prefer to wait until spring to list their property. But anyone who postpones risks the possibility of less favorable selling conditions, says Mary McCall, a veteran real estate broker and president of the Council of Residential Specialists (www.crs.com).

"When it comes to real estate, no one has a crystal ball. But I believe that by the end of January, For Sale signs will be sprouting like tulips. We're heading to a more balanced market between buyers and sellers," McCall says.

McCall says the most efficient way to obtain information on local inventory levels is to check with local listing agents. They should have access to the latest statistics and can brief you on trends.

-- Wait until repairs and de-cluttering are complete before trying to sell.

Do you have tattered carpet that needs to be replaced? Is there peeling paint on your front door? Are you still sorting through the contents of an overstuffed bookshelf?

Then make sure all this work is done before giving your agent approval to list your place, Richardson says. She says buyers typically show little interest in any home where renovation work is incomplete.

Likewise, a cluttered house can be very hard to market to prospects, who often underestimate the size of rooms ridden with excess furniture and cardboard boxes. Also, closets crammed full of clothes and shoes make a bad impression.

"When your closets are crowded, people think you have less storage than you really do," she says.

-- Avoid the weekend when selecting a day to launch your listing.

Richardson believes no one should obsess about the day of the week their agent lists their property in the Multiple Listing Service. But she says it's better to avoid having it appear on a Saturday or Sunday.

"During the work week, buyers monitor their email from the office for new listings sent them by their agent. But on weekends, they're often too busy running errands and driving kids around to pay much attention to email," Richardson says.

In her opinion, the ideal time for sellers to list a property is early in the week. Then, if the place still catches the interest of buyers when they drive by, they'll have sufficient time to plan a tour of the interior.

-- Don't play pricing games once you've decided to sell.

Homeowners who've given their agent the green light to list are rarely justified in attempting to "test the market" with a price that's more than five to 10 percent above the value of comparable homes, according to McCall.

She cautions that overpricing a property can add weeks or even months to the sale process.

What's more, sellers who start too high often find it necessary to cut their price one or more times before finding a willing buyer. And this can result in smaller proceeds than they would have gotten with a realistic price from the outset.

That's because buyer interest in a home usually fades within fewer than 30 days after it hits the market. And once a house has languished unsold for a lengthy period, it typically develops a stigma.

"Even though there are more buyers out looking for property, this is still a time to price realistically. It's not the time for sellers to get greedy," McCall says.

(To contact Ellen James Martin, email her at ellenjamesmartin@gmail.com.)