1. This is Not Your Father’s FHA!
1

2. Why, Dave?
To my Partners and Customers,
This is my 5th booklet. I had been working on this one for several weeks when my wife asked me
“Dave, why do you do these booklets?”. I thought the answer was obvious, but then again it may
only be obvious to me.
I have been in this business for 10 plus years. I‟ve been a Loan Officer, a Producing Branch
Manager, a Divisional Sales Manager, and once again a Loan Officer. During the course of this
career I have seen many people that are in the business, but do not really know the business;
even worse – do not really care about their customers.
Home financing is the largest financial decision that most of us will make. Mortgages are a tough
business – more so now than ever before. The programs, guidelines, and laws are literally
changing each week. If the Buyer is not working with a LO that is on top of their game, it may
very well cost the Buyer their chance at that home.
My goal is to help as many people as possible enjoy the benefits of being a homeowner.
Information and education are critical components of homeownership. These booklets help
provide that to my partners and customers.
And the answer to my wife‟s question? I do this because I want you to realize your goals. And, I
want to have a long-term professional relationship with you!
Best regards,
Dave Shepherd
Mortgage Loan Officer 2

3. FHA
CONTENTS
FHA Overview 2-7
FHA 203k Rehab 8-11
w FHA 203k Streamline 12-14
w
w FHA Funds to Close 16-28
. - Earnest, Saving/Checking, Seller Contributions 16
d - Collateralized Loans, Sales Proceeds 17
a - Sale of Personal Property, Gift Funds 18
v - Gift Funds Documentation 19
e
- Trade Equity, Employer Plans, Savings Bonds 20
I
N - Retirement Plans, Stocks, Mattress Money 21
. - Sweat Equity 22
c - Rent Credit, Commission from Sale, Disaster Relief Funds 23
o - Private Savings Clubs, Government Agencies 24
m - Second Liens 25-26
- Organizations, Seniors 27
3

4. FHA
is Exploding
And, for good reasons:
 Now exceeds 30% of all mortgages.
w
 Owner-occupied property.
w
w
.
 Available for 1-4 unit properties.
d
a  Flagstar has 500 minimum FICO.
v
e
I  Flexible down payment sources.
N
.
c
 Flagstar allows manual underwriting.
o
m  Mfd. housing allowed if original location.
4

5. FHA
Hot Features
 3.500% borrower contribution.
 Borrower contribution can be gifted.
w  Borrower can borrow contribution from
w
w approved sources.
.
d
a
 6% seller concessions.
 No reserve requirements.
v
e
I
N
.  No income limits.
 Very competitive interest rates.
c
o
m
 Low monthly Mortgage Insurance.
5  No Pre-Payment Penalty.

6. FHA
Highlights
Low down payment
w
Owner-occupied property only.
Available for 1-4 unit properties.
w
w
.
High LTV available for O/O 4 unit.
d
a
v
e
I
N
Flexible down payment sources.
.
c
o Manufactured housing allowed.
m
6

7. FHA
Eligible Borrowers
Eligible Borrowers:
 U.S. Citizens.
w
 Permanent Resident Aliens.
w
w  Non-Occupant Co-Borrowers.
.
d
a
v
e
I
Ineligible Borrowers:
N
.
 Trusts.
 Investors.
c
o
m
7

8. FHA
Credit
 Last 12-24 months good credit.
 Judgments typically must be paid.
w  Medical Collections can remain open.
w
w
.
 Non-Medical Collections frequently
d
a
remain open.
v
e  Non-traditional credit allowed.
I
N
.
 Active Ch. 13 w/ BK Trustee Approval.
c
o
m
8

9. FHA
Property
 FHA appraisal resembles conventional.
 VC sheets are history.
w
w
w Property Flippers Beware:
.
d
a
 Current owner must be on title 90 days.
 Purchase Agreement cannot be dated
v
e
I
N
. before 91st day from previous sale.
c
o
m  2 appraisals may be required in certain
circumstances.
9

10. 203k is The Answer!
Key Points
 The mortgage market of the past 18 months has resulted in a glut of foreclosures.
 The group of homes that a prospective Buyer will consider almost always includes
foreclosures. Sometimes that is all it includes.
 Foreclosures will almost always have deferred maintenance, and be in need of repairs
and/or updates to be insurable by FHA, VA, GRH, or Conventional.
w  There are 2 FHA 203k Products: The FHA 203k Rehab and the FHA 203k Streamline are
w the Answers for Realtors and Buyers.
w
 The Lender and the Loan Officer must be trained, tested, and certified in order to provide
.
d the 203k products .
a  Only a handful of LO‟s in Northern Indiana are Approved for 203k. Most of these work for
v Brokers, which can complicate the FHA 203k process.
e
I  Flagstar and I are direct lenders, and the entire processing of the loan and the project are
N handled by Flagstar.
.  By understanding the 203k loans available, and working closely with your customers and
c myself, you will greatly increase your marketplace, and be ready to meet head-on the
o
current Real Estate and Mortgage Market challenges.
m
 All of the Standard Guidelines of the FHA loan apply to the 203k Loans. If a Borrower is
Approved for a standard FHA, then they are eligible for the 203k.
 With Flagstar‟s minimum FHA FICO of 500, this is the most flexible and economical source
10 of remodeling and construction funds that is available today.

11. 203k Rehab and 203k Streamline
Key Points
 Property Occupancy can be delayed until project is complete (6 months/Rehab; 1 month
Streamline). These payments may be escrowed until the property is habitable.
 Self-Help – Borrower acts as Own General Contractor – Allowed with approval (typically
approved, unless a very large-scale construction/Rehab project).
 Self-Help – Borrower does own work – Only approved if within the borrower‟s capacity, i.e.
w Borrower is licensed electrician, then can do own electrical. Will only be paid for verified
w
cost of materials; no compensation for borrowers sweat equity.
w
.  FHA Consultant will be utilized to complete a Scope of Work and Budget with the borrower.
d The Borrower will directly enter into agreement with FHA Consultant and pay the
a Consultant. The payment to consultant can be applied to the 3% down required by FHA.
v
e
 Multiple bids are not necessary. One bid from contractor licensed minimum of 3 years.
I Relatives not acceptable. Bids must be within the approved budget (or within reserve, if
N applicable). While only 1 bid is provided, it is highly recommended to acquire multiple bids.
.  Maximum of 5 draws; Maximum of 2 draws to each contractor. Flagstar‟s Construction
c Lending Department handles draws. Inspections required at each draw.
o
m  The funds remaining in escrow after final draw are applied as Principle Reduction.
11

12. 203k Rehab
Eligible Properties
 1 to 4 Unit Properties
 PUDs
w
 Condominiums
w
w  Mixed use properties are eligible (i.e.
.
d commercial store front and residential behind
a
v or above.)
e
I
N
 Decreasing multi-unit to a 1-4 unit property.
.
c  Increasing a 1 unit to a 2-4 unit property.
o
m  Ineligible: Manufactured homes, and homes
never completed.
12

13. 203k Rehab
Eligible Improvements
The FHA 203k Rehab enables borrowers to obtain a single
mortgage to finance the Purchase and the Rehabilitation costs
of the property. Minimum improvements are $5,000.
 Structural alterations and reconstruction.
 Modernization and Improvements to the home‟s function.
w
w  Elimination of health and safety hazards.
w
.
 Changes that improve appearance and eliminate obsolescence.
d  Reconditioning/Replacing plumbing and/or electrical.
a
v  Installing Well and/or Septic System.
e  Adding or replacing roofing, gutters, and downspouts.
I
N  Adding or replacing floors and/or floor treatments.
.  Major landscape work and site improvements.
c
o  Handicap Accessibility.
m
 Energy conservation improvements.
 Moving of home from one site to the mortgage property site.
13

14. 203k Streamline
Key Points
Many of the same attributes of the 203k Rehab, except:
 No Minimum $$ amount of repairs.
 Maximum repairs limited to $35,000.
 Major remodeling, i.e. room additions or involving load bearing
w
w walls is not eligible.
w
.
 203k Streamline is the product when there are just a few items
d preventing FHA, GRH, VA or Conventional financing or a property.
a
v  203k Streamline is the product when there are a few projects that
e the home buyer would like to do to meet their home objectives.
I
N  Eligible Properties: 1 to 2 Unit Properties, PUDs, Condos.
.
c  Ineligible Properties: Mfd. Homes, Mixed-Use; Uncompleted
o Homes.
m
 Maximum of 30 day Home Owner displacement from property.
 Maximum of 5 Draws (4 Interim + 1 Final Draw)
14

15. 203k Streamline
Eligible Improvements
 Repair/Replacement of roofs, gutters, and downspouts.
 Repair/Replacement/Upgrade of HVAC
 Repair/Replacement/Upgrade of Plumbing and Electrical systems.
 Well and/or Septic repair or replacement.
 Repair/Replacement of Flooring.
w
w  Minor remodeling such as a kitchen, which does not involve structural repair.
w
 Painting, both exterior and interior; Exterior re-siding.
.
d  Weatherization, including storm windows and doors, insulation, weather
a stripping, etc.
v
e  Purchase/Installation of Appliances, including free-standing ranges,
I refrigerators, washers/dryers, dishwashers and microwave ovens.
N
.  Accessibility improvements for individuals with disabilities.
c  Lead-based paint stabilization/abatement.
o
m  Repair/replace/add exterior decks, stairs, porches, patios.
 Basement finishing/remodeling, which does not involve structural repair.
 Window and door replacements.
15

16. 203k Recap
 The 203k loan opens up the opportunity to sell homes originally left to
cash-rich investors, or buyers with A+ credit.
 Homeowner and Construction loans with only 3% down.
 The 203k loan will take an average of 45 days to close; 30 days for minor
w
w projects; 60 days for projects involving major structure.
w  The 203k loan involves a Home Project Plan and Budget with the FHA
.
d Consultant, and an Appraisal with an As-Is Value and a Subject to Value.
a Acquisition + Projects Costs may exceed „Subject to‟ Value by 110%.
v
e  Bids are not required prior to the closing, but highly recommended to be
I sure Budget is feasible.
N
.  The 203k Rehab and Streamline are the perfect loans to bring to the
c attention of the borrower when showing Foreclosures.
o
m  The 203k should be a consideration if a home is in good condition, but
does not meet the prospective buyer‟s goals, i.e. out dated kitchen,
flooring, etc.
16

17. post HR 3122
• With Seller DPA’s (Down Payment Assistance Programs like
Genesis and Nehemiah) going away and the requirement of 3.5%
buyer contribution (date pending upon the mortgagee letter), I
want to share with you the FHA guidelines of FUNDS TO CLOSE.
w
w
w
• Some of these FHA guidelines may have additional lender and
. industry restrictions so it is vital that verification is made up
d front prior to any action being taken.
a
v
e
I • All funds for the borrower's investment in the property must be
N
.
verified and documented. Acceptable sources of these funds
c are outlined below. Remember this is a 2 step process:
o
m
1) Identifying the Source, and 2) Correctly Documenting and
Tracking from the Source, to Borrower, to Lender.
17

18. - Earnest - Saving/Checking - Seller Contributions
• Earnest Money Deposit If the amount of the earnest money deposit exceeds 2 percent of the sales
price or appears excessive based on the borrower's history of accumulating savings, the lender must
verify with documentation the deposit amount and the source of funds. Satisfactory documentation
includes a copy of the borrower's cancelled check. A certification from the deposit-holder acknowledging
receipt of funds and separate evidence of the source of funds is also acceptable. Evidence of source of
funds includes a verification of deposit or bank statement showing that at the time the deposit was made
w the average balance was sufficient to cover the amount of the earnest money deposit.
w
w • Savings and Checking Accounts A verification of deposit (VOD), along with the most recent bank
. statement, may be used to verify savings and checking accounts. If there is a large increase in an
d account, or the account was opened recently, the lender must obtain a credible explanation of the source
a of those funds.
v
e
• Seller Contribution While FHA permits seller and other parties to make contributions of up to six
I
N percent of the sales price of a property toward a buyer's actual closing costs and financing
concessions, this policy applies exclusively to the provision of mortgage financing. Other
. expenses paid on behalf of the borrower must result in a dollar-for-dollar reduction to the sales
c
price (i.e., carpet allowance, etc). When someone other than a family member has paid off debts, the
o
funds used to pay off the debt must be treated as an inducement to purchase and the sales price must
m
be reduced by a dollar-for-dollar amount in calculating the maximum insurable mortgage. FHA deems
the payment of consumer debt by third parties to be an inducement to purchase. Buyer must still have
their required contribution (i.e., 3.5%) into the mortgage.
18

19. - Collateralized Loans - Sales Proceeds
• Collateralized Loans Funds can be borrowed for the total required investment as long as satisfactory
evidence is provided that the funds are fully secured by investment accounts or real property. Such
assets may include stocks, bonds, real estate (other than the property being purchased), etc. I can also
use funds that have been borrowed against collateralized assets such as a car, boat, etc.
In addition, certain types of loans secured against deposited funds, such as signature loans, the cash
w value of life insurance policies, loans secured by 401(k)s, etc., in which repayment may be obtained
w through extinguishing the asset; do not require consideration of a repayment for qualifying purposes.
w However, in such circumstances, the asset securing the loan may not be included as assets to close or
. otherwise considered as available to the borrower.
d
a An independent third party must provide the borrowed funds. The seller, real estate agent or broker,
v lender, or other interested third party may not provide such funds. Unacceptable borrowed funds
e include signature loans, cash advances on credit cards, borrowing against household goods and
I furniture and other similar unsecured financing.
N
. • Sales Proceeds The net proceeds from an arms-length sale of a currently owned property may be used
c for the cash investment on a new house. A fully executed HUD-1 Settlement Statement must be
o provided as satisfactory evidence of the cash sales proceeds accruing to the borrower. If the property
m
has not sold by the time of underwriting, loan approval must be conditioned upon verifying the actual
proceeds received by the borrower. The lender must document both the actual sale and the sufficiency
of the net proceeds required for settlement.
19

20. - Sale of Personal Property - Gift Funds
• Sale of Personal Property If the borrower intends to sell personal property items (cars, recreational
vehicles, stamps, coins, baseball card collections, etc.) to obtain funds required for closing, the
borrower must provide a satisfactory estimate of their worth, in addition to conclusive evidence
the items have been sold. The estimated worth of the items being sold may be in the form of
published value estimates, such as those issued by automobile dealers, philatelic or numismatic
associations, or a separate written appraisal by a qualified appraiser with no financial interest in
w
the loan transaction. Only the lesser of this estimate of value or the actual sales price is
w
considered as assets to close.
w
.
d • Gift Funds An outright gift of the cash investment is acceptable if the donor is the borrower’s relative,
a the borrower's employer or labor union, a charitable organization, a governmental agency or
v public entity that has a program to provide homeownership assistance to low- and moderate-
e income families or first-time homebuyers, or a close friend with a clearly defined and
I documented interest in the borrower. The gift donor may not be a person or entity with an
N interest in the sale of the property, such as the seller, real estate agent or broker, builder, or any
. entity associated with them. Gifts from these sources are considered inducements to purchase and
c must be subtracted from the sales price. No repayment of the gift may be expected or implied. (As a
o rule, we are not concerned with how the donor obtains the gift funds provided they are not derived in any
m manner from a party to the sales transaction. Donors may borrow gift funds from any other acceptable
source provided the mortgage borrowers are not obligors to any note to secure money borrowed to give
the gift.) This rule also applies to properties of which the seller is a government agency selling
foreclosed properties, such as the Veterans Administration or Rural Housing Services. Only family
members may provide equity credit as a gift on a property being sold to other family members.
20

21. - Gift Funds Documentation
• Gift Funds (Cont’d) Documentation Requirements The lender must document the gift funds by
obtaining a gift letter, signed by the donor and borrower, that specifies the dollar amount of the gift,
states that no repayment is required, shows the donor‟s name, address, telephone number and states
the nature of the donor‟s relationship to the borrower. In addition, the lender must document the transfer
of funds from the donor to the borrower, as follows:
• 1. If the gift funds are in the homebuyer's bank account, the lender must document the transfer of the
funds from the donor to the homebuyer by obtaining a copy of the cancelled check or other withdrawal
w document showing that the withdrawal is from the donor's account. The homebuyer's deposit slip and
w bank statement that shows the deposit is also required.
w
• 2. If the gift funds are to be provided at closing:
.
a. If the transfer of the gift funds is by certified check made on the donor's account, the lender
d
must obtain a bank statement showing the withdrawal from the donor's account, as well as a copy
a
of the certified check.
v
e b. If the donor purchased a cashier's check, money order, official check, or any other type of bank
I check as a means of transferring the gift funds, the donor must provide a withdrawal document or
N cancelled check for the amount of the gift, showing that the funds came from the donor's personal
. account. If the donor borrowed the gift funds and cannot provide documentation from the bank or
c other savings account, the donor must provide written evidence that those funds were borrowed
o from an acceptable source, i.e., not from a party to the transaction, including the lender. quot;Cash on
m handquot; is not an acceptable source of the donor's gift funds.
Regardless of when the gift funds are made available to the homebuyer, the lender must be able to
determine that the gift funds ultimately were not provided from an unacceptable source and were indeed
the donor's own funds. When the transfer occurs at closing, the lender remains responsible for
obtaining verification that the closing agent received funds from the donor for the amount of the
21
purported gift and that those funds came from an acceptable source.

22. - Trade Equity - Employer Plans - Savings Bonds
• Trade Equity The borrower may agree to trade his or her real property to the seller as part of the cash
investment. The amount of the borrower's equity contribution is determined by subtracting all liens
against the property being traded (along with any real estate commission) from the lesser of that
property's appraised value or sales/trade price.
Value must be determined by a residential appraisal no more than six months old. Evidence of
w ownership also is required. Additionally, if the property being traded has an FHA-insured mortgage,
w assumption processing requirements and restrictions apply. Please be aware that there are
w additional industry restrictions to this provision - contact me for more information!
.
d • Employer's Guarantee Plans If the borrower‟s employer guarantees to purchase the borrower's
a previous residence as the result of relocation, the borrower must submit evidence of the agreement and
v the net proceeds must be guaranteed.
e
I • Employer Assistance Plans If the employer, to attract or retain valuable employees, pays the
N employee's closing costs, mortgage insurance premium, or any portion of the cash investment, this
. payment is considered employee compensation and no adjustment to the maximum mortgage amount is
c required. If the employer provides this benefit after loan settlement, the borrower must provide evidence
o of sufficient cash for closing. A salary advance, however, cannot be considered as assets to close since
m it represents an unsecured loan.
• Savings Bonds, Etc Government issued bonds are counted at original purchase price, unless eligibility
for redemption and redemption value are confirmed. Actual receipt of funds at redemption must be
verified.
22

23. - Retirement Plans - Stocks - Mattress Money
• IRAs, Thrift Savings Plans, 401(k)s & Keogh Accounts Assets such as IRAs, thrift savings
plans, and 401(k)s, etc., may be included in the underwriting analysis up to only 60 percent of value
unless the borrower provides conclusive evidence that a higher percentage may be withdrawn after
subtracting any federal income tax and any withdrawal penalties. Evidence of redemption is
required.
• Stocks and Bonds The monthly or quarterly statement provided by the stockbroker or financial
w
institution managing the portfolio may be used to verify the value of these securities. Actual receipt
w
of funds must be verified and documented.
w
. • Cash Saved At Home (Mattress Money) Borrowers who have saved cash at home and are able
d to demonstrate adequately the ability to do so are permitted to have this money included as an
a acceptable source of funds to close the mortgage. To include such funds in assessing the
v homebuyer's cash assets for closing, the money must be verified–whether deposited in a financial
e
institution or held by the escrow/title company–and the borrower must provide satisfactory evidence
I
of the ability to accumulate such savings.
N
. The asset verification process requires the borrower to explain in writing how such funds were
c accumulated and the amount of time taken to do so. The lender must determine the
o reasonableness of the accumulation of the funds based on the borrower's income stream, the time
m period during which the funds were saved, the borrower‟s spending habits, documented expenses
and the borrower‟s history of using financial institutions. (All other factors being equal, individuals
with checking and/or savings accounts are less likely to save money at home than an individual with
no history of such accounts.) Please be aware that there are additional industry restrictions to
23 this provision - contact me for more information!

24. - Sweat Equity
• Sweat Equity Labor performed or materials furnished by the borrower before closing, on the property
being purchased, may be considered as the equivalent of a cash investment, to the extent of the
estimated cost of the work or materials. (Sweat equity may be quot;giftedquot; subject to the gift requirements
and additional requirements shown below.) Additionally, the following apply to sweat equity:
1. On existing construction, only the repairs or improvements listed on the appraisal are eligible for
sweat equity. Any work completed or materials provided before the appraisal is made are not
w eligible. On proposed construction, the sales contract must indicate the tasks to be performed by the
w homebuyer during construction.
w
. 2. The borrower's labor may be considered as the equivalent of cash, if the borrower can demonstrate his
d or her ability to complete the work in a satisfactory manner. The lender must document the contributory
a value of the labor through either the appraiser's estimate or a cost estimating service.
v
3. Delayed work (on-site escrow), clean up, debris removal, and other general maintenance cannot
e
be included as sweat equity.
I
N 4. There can be no cash back to the borrower in these transactions.
.
c 5. Sweat equity on a property other than the property being purchased is not acceptable. Compensation for
o work performed on other properties must be in cash and be properly documented.
m
6. Evidence of the source of funds used to purchase and the market value of the materials must be
provided if the borrower furnishes these.
Please be aware that there are additional industry restrictions to this provision - contact me.
24

25. - Rent Credit - Commission from Sale - Disaster Relief Funds
• Rent Credit The cumulative amount of the rental payments that exceed the appraiser's estimate of fair
market rent may be considered accumulation of the borrower's cash investment. Both the rent-with-
option-to-purchase agreement and the appraiser's estimate of market rent must be included in the
endorsement package.
Conversely, if the sales agreement reveals that the renter has been living in the property (or one owned
w by the seller) rent-free, or that an agreement was made allowing the renter to occupy at a rental amount
w considerably below fair market value in anticipation of eventual purchase of the property, this situation
w must be treated as an inducement to purchase with an appropriate reduction to the mortgage.
Exceptions may be granted in situations, such as when a builder fails to deliver a property at an agreed-
.
to time and then permits the borrower to occupy that or another unit for less-than-market rent temporarily
d
until construction is complete.
a
v
• Commission from Sale If the borrower is a licensed real estate agent entitled to a real estate
e
commission from the sale of the property being purchased, that amount may be used for the cash
I
N investment with no adjustment to the maximum mortgage required. A family member entitled to the
commission also may provide gift funds to the homebuyer.
.
c
• Disaster Relief Grants and Loans Grants or loans from state and federal agencies [e.g., Federal
o
Emergency Management Agency (FEMA)] that provide immediate housing assistance to individuals
m
displaced due to natural disaster may be used for the borrower's cash investment. Secured or
unsecured disaster relief loans administered by the Small Business Administration (SBA) also may be
used. However, if the SBA loan will be secured against the property being purchased, it must be clearly
subordinate to the FHA-insured mortgage. Any monthly payment arising from such a loan must be
25 included in the qualifying ratios.

26. - Private Savings Clubs - Government Agencies
• Cash Accumulated with Private Savings Clubs Some borrowers may choose to use non-traditional
methods of saving money by making deposits into private savings club. Often, these private savings
clubs pool resources for use among the membership.
If a homebuyer claims that the cash to close an FHA-insured mortgage is from savings held with a
private savings club, the borrower must be able to adequately document the accumulation of those
assets with the club. While such clubs are not supervised banking institutions, the clubs must –at a
w
minimum– have account ledgers, receipts from the club, verification from the club treasurer, and
w
identification of the club so that the lender can reverify the information provided. The underwriter must
w
be able to determine that it was reasonable for the borrower to have saved the money claimed and that
. there is no evidence these funds were borrowed with an expectation of repayment.
d
a
v • Government Agencies Federal, state, and local government agencies, as well as nonprofit agencies
e considered instrumentalities of government (see B, below), may provide secondary financing for the
I borrower's entire cash investment. The second lien itself must be made or held by the eligible
N governmental body or instrumentality. Neither governmental units nor their established nonprofit
. instrumentalities may use “agents,” including other nonprofits or for-profit enterprises to make the
c second lien regardless of the source of those funds. In other words, even if the funds used for the
o secondary financing were derived from an acceptable source such as HUD HOME funds or from a unit
m of government or the eligible nonprofit instrumentality, the subordinate lien must be in the name of the
eligible entity, i.e., the state, county, city or eligible nonprofit instrumentality must be the lien holder.
This authority cannot be delegated to another party that is not itself permitted to provide this level of
secondary financing. These other entities, however, may be used to service the subordinate lien if
regularly scheduled payments are to be made by the mortgagor.
26

27. - Second Liens
Second Liens Allowed (Whether soft or hard seconds)
Any financing (other than the FHA-insured first mortgage) that creates a lien against the property is
considered secondary financing and not a gift, even if it is a “soft” or “silent” second (i.e., has no monthly
repayment provisions) or has other features forgiving the debt.
w • Family Member Lending Family members (defined below) may help with the costs of acquiring a
w home in the form of a gift or a loan. All such gifts must also meet the requirements of paragraph 2-
w 10(C). FHA permits family member to lend on a secured or unsecured basis, up to 100 percent of the
. homebuyer's required cash investment. This lending may include the down payment, closing costs,
d prepaid expenses and discount points. If the money lent by the family member is secured against the
a subject property, whether borrowed from an acceptable source or from the family member's own
v savings, only the family member provider(s) may be the note holder. FHA will not approve any form of
e securitization of the note that results in any entity other than the family member being the note holder,
I whether at loan settlement or at any time during the mortgage life cycle.
N
. Further, if the funds that are lent by the family member are borrowed from an acceptable source, the
c homebuyer may not be a co-obligor on that note (e.g., the son and daughter-in-law may not be co-
o obligors on the note used to secure money borrowed by the parents that in turn was lent for the down
m payment).
27

28. - Second Liens (cont’d)
Second Liens Allowed (Whether soft or hard seconds) -- Family Member Lending (Cont’d)
– The following financing terms and conditions also apply:
– The maximum insurable mortgage is not affected by gifts or loans from family members.
– The combined amount of financing may not exceed 100 percent of the lesser of the property's value or
sales price, plus normal closing costs, prepaid expenses, and discount points. While the family member
may lend 100 percent of the cash investment requirements, cash back to the homebuyer (beyond refund of
any earnest money deposit) at closing is not acceptable.
w – If periodic payments of the secondary financing are required, the combined payments may not exceed the
w borrower's reasonable ability to pay. The secondary financing payments are to be included in the total
w debt-payment-to-income ratio (i.e., the quot;back-endquot; ratio) for qualifying purposes.
. – The second lien may not provide for a balloon payment within five years from the date of execution.
d – If the family member providing the secondary financing borrows those funds, the source may not be any
a entity with an identity-of-interest in the sale of the property, including the seller, builder, loan officer, real
v estate agent, etc. Mortgage companies that have retail banking affiliates may have that entity make a loan
e to the family member, providing the secondary financing for the home purchase. However, the lending
institution may not make such financing available under terms and conditions more favorable than to other
I
borrowers (i.e., there may not be any special considerations provided in connection between making the
N
mortgage and lending funds to family members to be used as secondary financing for the purchase of the
. home).
c – An executed copy of the document outlining the terms of the secondary financing must be maintained in the
o lender‟s file. An executed copy of this agreement also must be provided in the endorsement binder.
m – For the purposes of this paragraph, a “family member” is defined as a child, parent, or grandparent of the
borrower or borrower‟s spouse. Included in this definition are legally adopted sons or daughters (and a
child who is a member of an individual's household, if placed with such individual by an authorized agency
for legal adoption by that individual), and foster children. The term quot;childquot; means a son, stepson, daughter,
28 or stepdaughter.

29. - Organizations - Seniors
• Other Organizations and Private Individuals Other organizations and private individuals may provide
secondary financing under the following conditions:
The combined amount of the first and second mortgages do not exceed the applicable LTV ratio and the
maximum mortgage limit for the area.
The repayment terms of the second mortgage must not provide for a balloon payment before ten years
(or other such term acceptable to FHA), unless the property is sold or refinanced, and must permit
w prepayment by the borrower, without penalty, after giving the lender 30 days advance notice.
w The required monthly payment under both the insured mortgage and the second mortgage or lien, plus
w other housing expenses and all recurring charges, cannot exceed the borrower's reasonable ability to
. pay. Any periodic payments due on the second mortgage are due monthly and are essentially the same
d in dollar amount.
a
v
• Borrowers 60 Years of Age or Older Borrowers 60 years of age or older may borrow the required
e
cash investment for purchasing a principal residence, provided:
I
N The donor or lender is a relative of the borrower, a close friend with clearly defined interest in the
. borrower, the borrower's employer, or an institution established for humanitarian or welfare purposes.
c The donor or lender‟s interest is not solely in the sale of the property, such as a builder or seller, or any
o person or organization associated with builders or sellers.
m The principal amount of the insured mortgage loan, plus the note or other evidence of indebtedness in
connection with the property, may not exceed 100 percent of the value, plus prepaid expenses.
The note or other evidence of indebtedness may not bear an interest rate exceeding the interest rate of
the insured mortgage.
29

30. - Recap
• Please remember FHA guidelines may have additional lender and
industry restrictions so it is vital that verification is made up front prior
to any action taken.
w
w
• Improperly documenting a source and the transfer funds can
w irreversibly kill a deal. I frequently receive loans because another
. LO/Lender did not correctly document and follow a proper procedure.
d
a • FHA underwriting is both flexible and subjective. But FHA is also
v
e
exacting. If the LO has not properly dotted and crossed the i’s and t’s,
I a good loan will quickly become unapprovable, and beyond any
N additional effort.
.
c • I have an FHA underwriter in my Valparaiso office. I always run unique
o
m or questionable sourcing and procedures by her, prior to submitting, so
I do not encounter these problems.
30

31. To My Partners:
2008 is not the time to refer to 3 lenders!
You need one “go-to” Loan Officer
Flagstar and I Offer:
Wide array of products
FHA Underwriting in Valpo
Processing in Valpo
Closing Department in Valpo
National Presence but Locally Accountable
The past 2 years have seen many lenders and LOs leave the business.
It has also been a time when many Brokers and LOs are just beginning to do
FHA. FHA is a program which is flexible, yet exacting in it‟s methods.
Do not trust a rookie with your valued customers.
Instead, Call Dave.

32. To My Customers
You deserve the best mortgage to meet your goals.
If you do not qualify for a mortgage, then you deserve a MAP.
I provide both!
Dave Shepherd
Mortgage Loan Officer
Cell Phone: (219) 670-4597
Office: (219) 248-5599 x57
eFax: (888) 453-1779
Office: 265 Morthland Drive, Valpo, IN 46383
(SW Corner of US 30 and RR2 in Valpo)
Email: dave.shepherd@flagstar.com
Web: www.daveIN.com
“Call Dave for your Mortgage Action Plan
Your M.A.P. to Home Ownership”