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The Delmar Mortgage
Product Guide

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TABLE OF CONTENTS

Fannie Mae
Fannie Mae Standard 97
FNMA HomeReady
FNMA HomeStyle/HomeReady Renovation
Non-Employment Related assets for income FNMA
Freddie Mac
Freddie Mac HomePossible and HomeOn
Freddie Mac Borrow Smart
Freddie Mac – Choice renovation
Assets as a basis for repayment Freddie Mac
Conforming ARMs
Extended Rate Lock Features
FHA
Delmar 100
FHA 203K Standard
Limited 203K
VA

USDA
Down Payment Assistance
Jumbo Lending Highlights
Reverse Mortgage
DSCR -Non QM
Bank statement program – Non-QM
ITIN
Foreign National – Non-QM
Fix and Flip
Recreational/Lot Loans
Condotel – Non-QM
Interest Only – Non QM
Advantage – 40 Year Loan – Broker
Advantage – Bank Statement Loan -Broker
Expanded Prime
Non Prime
Quorum – HELOC and Bridge Loans

TABLE OF CONTENTS

Fannie Mae Fannie Mae Standard 97 FNMA HomeReady FNMA HomeStyle/HomeReady Renovation Non-Employment Related assets for income FNMA Freddie Mac Freddie Mac HomePossible and HomeOn Freddie Mac Borrow Smart Freddie Mac – Choice renovation Assets as a basis for repayment Freddie Mac Conforming ARMs Extended Rate Lock Features FHA Delmar 100 FHA 203K Standard Limited 203K VA USDA Down Payment Assistance Jumbo Lending Highlights Reverse Mortgage DSCR -Non QM Bank statement program – Non-QM ITIN Foreign National – Non-QM Fix and Flip Recreational/Lot Loans Condotel – Non-QM Interest Only – Non QM Advantage – 40 Year Loan – Broker Advantage – Bank Statement Loan -Broker Expanded Prime Non Prime Quorum – HELOC and Bridge Loans

FANNIE MAE

  • 97% LTV (95.01-97% first time homebuyer)

  • Conforming loan limits ($766,550)

  • 620 minimum FICO

  • Manufactured Homes (max 95% LTV)

  • DTI per DU Findings

  • Non-occupant co-borrowers with blended ratios

  • 10 Financed Properties on 2nd home/investment transactions

  • Mortgage Insurance Options

  • Future employment offers & contracts for salaried employees

FANNIE MAE STANDARD 97

  • 97% LTV

  • Combined LTV up to 105% with eligible community second.

  • Conforming loan limits ($766,550)

  • 620 minimum FICO

  • First time homebuyer program

  • Property Types: 1 unit principal residence, eligible condos, co-ops, PUDs and

    Manufactured Home Advantage

  • Fixed rate mortgages with a maximum 30 year term eligible

  • Reserves (if required) may be gifted

  • Homebuyer education required when all occupying borrowers are first time

    home buyers and LTV >95%. 

FNMA HOMEREADY

  • 97% LTV (1 unit, purchase only)

  • Conforming loan amounts ($766,550)

  • 620 minimum FICO

  • Purchase or Rate/Term Refinance

  • Income limits 80% AMI

  • Gifts allowed

  • 25% MI Coverage

  • Flexible income sources include ADU and boarder income

  • Non-occupant borrower permitted up to 95% LTV

  • At least one borrower must complete homeownership education if all

    borrowers are FTHB.

  • Max financed properties – 2

FNMA HOMESTYLE/
HOMEREADY RENOVATION

  • Conforming loan amounts ($766,550)

  • Purchase or limited cash-out refinance

  • Per AUS Findings – Approve/Eligible

  • Primary residence, second home, or investment properties

  • Purchase – LTV is based on the lesser of the “as completed” appraisedvalue or the sum of the purchase price plus rehabilitation costs

  • Repairs can be for structural, nonstructural, and cosmetic repairs includingbut not limited to:

    • Major structural alterations/additions Major landscaping and siteimprovements Total rehab, contractor, and fees cannot exceed 75% of total loan amount.

NON-EMPLOYMENT RELATED ASSETS FOR INCOME
FNMA

  • LTV 80% purchase and rate/term and 70% cash-out

  • Credit score: 680 < = 70% and 720 > 70%

  • Principal and Second homes only

  • 1-2 unit primary, 1 unit second home, manufactured not eligible

  • Asset seasoning:

    • 12 months with minimum credit score of 720

    • 24 months with credit less than 720

    • 24 months for cash-out

  • Minimum asset amount:

    • Purchase or Rate/Term, the lesser of one and one half times the original

      UPB or $500K.

    • Cash-out – $500K

  • Eligible assets:

    • Checking/Savings

    • Investment in stocks, bonds, mutual funds, CDs, money market and trust

      accounts.

    • Cash value of a vested life insurance policy

    • Funds from the sale of an investment property.

  • Asset requirements:

    • Owned individually by the borrower, or the co-owner of the asset must also

      be the co-borrower.

    • Assets must be liquid and available without penalty.

  • Income Calculation: Divide “Net documented assets” by the mortgage term.

  • Percentage of funds allowed:

    • 100% for depository accounts (checking/savings/CD)

    • 70% for stocks, bonds, mutual funds

FREDDIE MAC

  • LTV up to 97%

  • Conforming loan limits ($766,550)

  • 620 minimum FICO

  • DTI per LPA Accept

  • Non-occupant co-borrowers with blended ratios

  • 85% Cash Out*

    *Investor specific restrictions apply

  • Manufactured homes (max 95% LTV)

  • Financed Properties – 10

  • Mortgage Insurance Options

  • Future employment offers & contracts for salaried employees.

FREDDIE MAC HOMEPOSSIBLE
& HOMEONE

HOME POSSIBLE

  • LTV up to 97%

  • 660 minimum FICO

  • Purchase & No cash-out refi

  • Qualifying income limited to 80% of AMI.

  • LPA Accept; no manual UW

  • Manufactured Homes

  • Home buyer education required from flexible sources*

  • At least one borrower must complete homeownership education if all borrowers are FTHB

HOMEONE MORTGAGE

  • LTV up to 97%

  • 620 minimum FICO

  • Purchase & no cash-out refi*

    • *with restrictions

  • No specific income or geographic restrictions

  • LPA Accept; no manual UW

  • 1 borrower must be a First Time Homebuyer

  • 1 unit primary residence

  • No manufactured homes

  • Home buyer education required from flexible sources*

    • *may be waived if 1 borrower is a previous home buyer

FREDDIE MAC BORROW SMART

  • Total assistance $3000 ($1500 from both Freddie and lender)

  • Qualifying income up to 140% of AMI

  • Purchase only – 1-2 unit properties in specific metropolitan area (MSA)

  • Can use with HomeOne or Conventional

  • Must have LP of “Accept”

  • At least one borrower MUST be a first time homebuyer

  • Homeownership Counseling through HPF required

  • Minimum borrower contribution not required

  • Gift funds allowed

  • Can be used in conjunction with other DPA programs that meet Freddie guides

    FOCUS AREAS:

    Atlanta – Sandy Springs – Alpharetta (GA)

    Chicago – Naperville – Elgin (IL)

    Detroit – Warren – Dearborn (MI)

    El Paso – Houston (TX)

    The Woodlands – Sugar Land (TX)

    McAllen – Edinburg – Mission (TX)

    Memphis (TN-MS-AR)

    Miami – Fort Lauderdale – Pompano Beach (FL)

    Philadelphia – Camden – Wilmington (PA, NJ, DE, MD)

    St. Louis (MO, IL)

FREDDIE MAC – CHOICE RENOVATION

  • Purchase and Rate/Term Refinance

  • Occupancy

    • Primary residence

    • 1 Unit 2nd Home

    • Single Family Investor

  • Property Type

    • Primary residence

    • 1 unit 2nd home

    • 1 unit investment property

    • Manufactured Homes (doublewide only)

    • SFR, PUD and warrantable condos

  • Credit score – Per LP findings

  • LTV – Purchase

    • Up to 95% 1 unit owner occupied (different for multi-unit)

    • 90% 1 unit second home

    • 95% manufactured Home

    • 85% 1 unit investor

  • LTV – Refinance

    • 95% 1 unit owner occupied (different for multi-unit)

    • 90% 1 unit second home

    • 95% manufactured home

    • 85% manufactured home

  • No minimum repair amount

  • Maximum repair amount – 75% of as improved value.

    • Manufactured home: lesser of $50K or 50% of the “as-completed” appraised value

  • Eligible products: Standard conforming and Home Possible.

    • Loan term (fixed): 15,20,25,30 and Super conforming 15,20,30

  • Draw period from closing: 9 months

  • Swimming pool construction allowed

ASSETS AS A BASIS FOR REPAYMENT
FREDDIE MAC

  • Max LTV 80%

  • Purchase and Rate/Term only.

  • Primary and second home only

  • 1-2 unit primary, 1 unit second home

  • Divide “Net documented assets” by 240

  • Ineligible assets:

    • Virtual currency/Cryptocurrency

    • Any funds required to complete the transaction (Down payment, closing

      costs and reserves)

    • Any gift or borrowed funds

    • Any portion of assets pledged as collateral for a loan or otherwise

      encumbered

  • Eligible assets:

    • Retirement account recognized by IRS (401K, IRA)

    • Borrower must be sole owner

    • Borrower has rights to the funds in account and fully vested

    • Cannot be currently used as a source of income

    • Lump sum distribution in eligible retirement account

    • Depository accounts and securities

    • Assets from the sale of a business

CONFORMING ARMS

  • 95% LTV/CLTV

  • 620 minimum FICO

  • All occupancy types

  • LPA Accept or DU Accept/Eligible

EXTENDED RATE LOCK FEATURES

  • Lock periods for 90, 120, 180, 240, 270 days

  • Available on Fixed Rate or Adjustable Rate

  • Acceptable for Convention and Government loans

  • Upfront lock-in fee is required at the time of lock, but then applied towards

    closing cost at the time of funding

  • Float down options available

  • Investor specific overlays may apply

FHA

  • Max LTV 95.5% – Borrowers 3.5% investment can come from flexible sources

  • Credit below 580 requires 10% down payment

  • Single family, condos, PUDs, 2-4 unit, and manufactured homes

  • Mandatory Annual MI

  • Must be owner occupied

    • Non-Occupied may be available for a streamline refinance

  • Restrictions on property flipping

  • Lifetime MI unless 10% down

  • Upfront MI can be financed or paid in full at closing

  • Loan limit link: https://entp.hud.gov/idapp/html/hicostlook.cfm

DELMAR 100

  • Max LTV/CLTV is 100%

  • 600 minimum FICO

  • Owner occupied only

  • No First Time Homebuyer requirements

  • DTI per AUS findings

  • 1 – 2 unit properties (includes Condos/PUDs)

  • 0% borrower contribution from own funds

  • FHA Max loan amounts apply

  • Homebuyer education required with FICO scores under 640

FHA 203K STANDARD

  • Rehabilitation Loan for primary residence 30 year fixed rate

  • Credit score – Per total scorecard findings (DU or LP)

  • Primary residence only

  • Minimum loan amount $40,000

  • Minimum repair amount $5,000

  • Purchase and rate/term refinance

  • Borrower financed payments available during construction

  • Loan based on As-Improved Value

  • 30 year fixed rate only

  • Maximum Draws – 5

LIMITED 203K

  • No minimum repair amount

  • Max repair amount: $35K including all renovation cost

  • Minor remodeling and non-structural repairs.

  • Foundation work not allowed

  • Maximum Draws 2

VA

  • 540 minimum FICO

  • Single family, condos, PUDs, 2-4 units, and manufactured homes

  • IRRRL (streamline refinance)

  • DTI per AUS approval

  • Owner occupied

  • No Annual MI

  • Funding fee may be waived with service related disability, see certificate of eligibility for details

USDA

  • 100% LTV plus Guarantee Fee

  • 580 minimum FICO

  • Single family, condos, PUDs, and manufactured homes

  • Purchase

  • Refinance

  • Lifetime MI

  • Property must be in an eligible area

DOWN PAYMENT ASSISTANCE

  • Bond loans, grants, second liens

  • Assistance for First Time Homebuyers and Subsequent Homebuyers

  • Mortgage Credit Certificate Program (MCC)

    Colorado: Grand County Housing Authority

    Florida: FHFC – Florida Housing Finance Corp

    Illinois: IHDA, Madison County Homebuyer Program and St Clair County Grant

    Kansas: Kansas housing Assistance Program (KHAP)

    Michigan – Michigan State House Development Authority

    Mississippi: MRB7 – MS Home Corp (MHC)

    Missouri: MHDC – Missouri Housing Development Committee

    Nebraska: NIFA – Nebraska Investment Finance Authority

    North Carolina: NCHFA – North Carolina Housing Finance Agency

    Ohio: OHFA – Ohio Housing Finance Agency

    South Carolina: Community Works

    Tennessee: THDA – Tennessee Housing Development Authority

    Texas: Texas State Affordable Housing Corp (FSAHC)

JUMBO LENDING HIGHLIGHTS

  • LTV as high as 90% (Limited options available to 95%)

  • Loan Amounts up to $3,000,000.00*

  • 660 minimum FICO**

  • DTI limit is 45%

  • Required reserves as little as 3 months PITIA

  • Accommodate all types of borrowers; First Time Homebuyers, Non-Permanent

    Residents, etc.

  • Investors, Non-Occupant Co-Borrowers

  • No MI options for loans with less than 20% down

  • Ability to include income from Annuitization of Assets

    *Credit qualifications must be met to achieve maximum loan amount.

    **Restrictions may apply. See full guidelines for limitations.

REVERSE MORTGAGE

  • Unlock your homes equity.

  • FICO based on program.

  • LTV based on age, rate and program.

  • Minimum age is 62 in most states.

  • Broker and Loan Officer need licensed in the state.

  • No minimum FICO on most products

  • Max loan proceeds up to $4M

  • Property must be borrowers’ primary residence.

  • Property type: SFR, Condo, 2-4 unit (Manufactured home available on some

    products).

  • Financial counseling required.

DSCR - NON QM

  • Properties may be in LLC name

  • Loan amounts to $2M (Minimum $75K)

  • 680 minimum FICO

  • Investment properties only

  • No limit on financed properties

  • 1-4 family properties

  • Non-Warrantable Condos allowed

  • Purchase, Cash-Out & Rate/Term

  • Foreign Nationals Allowed

  • 100% gift funds allowed, LTV restrictions may apply

BANK STATEMENT PROGRAM –
NON-QM

  • For self-employed borrowers

  • UP to 85% LTV

  • Credit score: 660 primary and 680 investment/2nd home

  • Max cash out – $500K

  • Vesting options: Individual, Trust and LLC

  • Additional feature: 1099 income option

ITIN

  • LTV

    • Full doc 1-2 years 80% purchase/rate term or 70% cash-out

    • Bank stmt 12-24 months 80% purchase/rate term or 70% cash-out

    • 1099 1-2 years 80% purchase/rate term or 70 % cash-out

  • Minimum loan amount $100K

  • Minimum FICO 660

  • Loan Term: 15-30 year fixed or 30-40 year interest only

  • Asset depletion allowed and can be combined with other income sources

  • Reserves required (based on loan amount)

  • Max DTI 50%, may go up to 55% with 680 FICO and compensating factors

  • Gifts allowed for primary residence after borrower 5% contribution

  • No more than 20 acres allowed

  • Rural properties allowed, LTV reduced by 5%

FOREIGN NATIONAL – NON-QM

  • Max LTV 75% on purchase and 65% cash-out

  • 700 minimum FICO

  • 2nd home and Investment property only

  • Identification – Passport with photo OR 1-797 AND I-94

  • Borrowers from OFAC sanctioned countries or diplomatic immunity are

    ineligible

  • ACH debit for payment required

  • Gift funds are not allowed

  • Allowable Visa types: B-1,B-2, H-2, H-3, I, J-1, J-2, P-1, P-2, TN, NAFTA

    (Canadian or Mexican Professional/Business), Laser Visa (Exclusions for those

    participating in States Dept Visa Waiver Program – VWP)

  • DSCR available with 1:1 ratios or greater. Min FICO 700, Max LTV 75%

    (Purchase/RT) 65% (Cash out), Max loan amount $2M – Reserves required

FIX & FLIP

  • LTV varies based on customer experience as an investor

  • 620 minimum FICO

  • Loan Term: 12-18 months

  • Minimum loan amount $50K

  • Maximum loan amount $7.5M

  • Property types: SFR, Condo, Multi Family, Townhomes

  • NOO multi family and 5+ unit apartments programs available

  • No cash out allowed on heavy rehab

RECREATIONAL/LOT LOANS

Available in KY, TN, IN, OH

  • Recreational Land loans: Hunting/Fishing/ATV, etc

    • Min. 10 acres with 5 cleared or 15+ timber

    • Max loan amount $1M

    • May have non primary home up to 49.9% of overall value

  • Lot loan – Must have intent on building primary dwelling

    • 5+ acres minimum of open ground

    • Value caps and other property qualifiers – Must provide to Rylee Alcorn (Rep) if purchase price is $392K for 0-30 acres.

  • Rural Primary and Construction loans: Bardominium and Log Homes

    • 5+ acres of open land or 15+ acres of timber

    • If under 5 acres – Value cap – must submit to Rylee Alcorn (Rep) for value

    • Barndominium – 85% financing, 50% overall space being gross living

    • No PMI

    • Dwelling only requires 20% of loan value

    • Max appraised value with attached garage – $2M

    • No single wides, Manufacture home product not very competitive

CONDOTEL – NON-QM

  • LTV – Purchase 75%, Refinance 65%

  • Max Loan amount $1.5M

  • Owner Occupied, 2nd Home and Non-owner available

  • Full Doc, Alt Doc or DSCR

  • Short term rental income allowed

  • Must be at least 500 sq ft.

  • Property must include a bedroom and fully functioning kitchen

INTEREST ONLY – NON QM

  • Max LTV – 85%

  • Max loan amount $3M

  • Minimum loan amount $75K

  • 680 minimum FICO

  • Loan Term – 40 years (10 years I/O then 30 year amortization)

  • Full Doc, Bank Statement and Property Cash Flow available

ADVANTAGE -
40 YEAR LOAN - BROKER

  • Interest only

  • Max loan amount – $3M Minimum loan amount $100K

  • 600 minimum FICO

  • MI not required

  • Max DTI – Up to 55% with credit score >680 (full doc)

  • Bankruptcy seasoning – 12 months

  • Asset depletion for income allowed

  • 1099 income treated as self-employed

  • Gift funds allowed. Borrower must contribute 3% regardless of LTV

  • Non-Occ Co-Borrower not allowed for qualifying

  • Reserves required

ADVANTAGE -
BANK STATEMENT LOAN - BROKER

 
  • Terms: 30 year and 40 year – 40 year is interest only

      • 7/6 ARM and 7/6 ARM I/O available

    • Max loan amount – $3M Minimum loan amount $150K

    • 660 minimum FICO

    • MI not required

    • Max DTI : LTV >85% – 45 DTI and LTV<= 85% – 50% DTI

    • Bankruptcy seasoning – 4 years

    • Asset depletion for income NOT allowed

    • 1099 income allowed with single payer with no expenses

    • Gift funds allowed – Restrictions apply

    • Non-Occ Co-Borrower not allowed for qualifying

    • Reserves required

    EXPANDED PRIME

    • LTV up to 90%

    • Max loan amount $3M

    • 660 minimum FICO

    • DTI 50%

    • Max cash out – $500K

      • Cash out over $500K requires 720 FICO

      • Cash out can be used towards reserve requirement

    • Products – 30 year fixed, 40 year I/O and ARM loans

    • Occupancy – Primary, 2nd home and Investment

    • Documentation requirements:

      • Standard Full Doc

      • 1 year P/L and self employed business bank statement (12 and 24 month)

    • Ineligible states – AK, MA, MO, NY, WV and HI

    NON PRIME

    • LTV up to 80%

    • Max loan amount $1.5M

    • 620 minimum FICO

    • DTI up to 50%

    • Products – 30 year fixed, 40 year I/O and ARM loans

    • Occupancy – Primary, 2nd home and Investment

    • Max cash out $500K – can be used towards reserve requirement

    • Ineligible states: AK, MA, MO, NY, WV, HI

    QUORUM – HELOC AND BRIDGE LOANS

    * Not allowed in Texas

    Quorum in a credit union – Membership required – Quorum takes care of the cost and completion of the membership application.

    Interest Only HELOC

    • FICO: 660

    • Max CLTV: 90%

    • Minimum Loan Amount: $25K

    • Maximum Loan Amount: $350K

    • Max Housing Ratio: 38%

    • Max Debt Ratio: 43% (45% permitted with CLTV < 80% and FICO > 720)

    • Occupancy Types: Primary and Second Home

    • Property Type: 1-2 Unit

    • Draw Period – 10 years

    • Repayment Period – 20 years

    • Index – Prime Rate

    • Margin – Risk Based

    • Interest Rate: Index + Margin

    • Annual Rate Caps 2% Increase or Decrease

    • Qualifying Payment: P/I payments amortized over 20 years. Borrower payment is interest only during draw period (first 10 years)

    • Eligible borrowers: US Citizens and Permanent Resident Aliens

    • Self Employed Borrowers Permitted

    • Annual Service Fee: N/A

    • Quorum Origination Fee: $495

    • Quorum Processing Fee: $100

    HELOC Express

    • FICO: 680

    • Max CLTV: 90%

    • Minimum Loan Amount: $25K

    • Maximum Loan Amount: $250K

    • Max Housing Ratio: 38%

    • Max Debt Ratio: 43% (45% permitted with CLTV < 80% and FICO > 720)

    • Occupancy Types: Primary and Second Home

    • Property Type: 1-2 Unit

    • Draw Period – 10 years

    • Repayment Period – 20 years

    • Index – Prime Rate

    • Margin – Risk Based

    • Interest Rate: Index + Margin

    • Annual Rate Caps 2% Increase or Decrease

    • Qualifying Payment: P/I payments amortized over 20 years. Borrower payment is interest only during draw period (first 10 years)

    • Eligible borrowers: US Citizens and Permanent Resident Aliens

    • Self Employed Borrowers not Permitted

    • Annual Service Fee: N/A

    • Quorum Origination Fee: $495

    • Quorum Processing Fee: $100

    Investment HELOC

    • FICO: 680

    • Max CLTV: 80%

    • Minimum Loan Amount: $50K

    • Maximum Loan Amount: $250K

    • Max Housing Ratio: 38%

    • Max Debt Ratio: 43% (45% permitted with CLTV < 80% and FICO > 720)

    • Occupancy Types: Investment

    • Property Type: 1 Unit

    • Draw Period – 5 years

    • Repayment Period – 10 years

    • Index – Prime Rate

    • Margin – Risk Based

    • Interest Rate: Index + Margin

    • Annual Rate Caps 2% Increase or Decrease

    • Qualifying Payment: P/I payments amortized over 10 years. Borrower payment is interest only during draw period (first 10 years)

    • Eligible borrowers: US Citizens and Permanent Resident Aliens

    • Self Employed Borrowers Permitted

    • Annual Service Fee: $100

    • Quorum Origination Fee: $695

    • Quorum Processing Fee: $100

    Bridge Loan – 1st Lien HELOC

    • FICO: 680

    • Max CLTV: 80%

    • Minimum Loan Amount: $50K

    • Maximum Loan Amount: $1M

    • Max Housing Ratio: 38%

    • Max Debt Ratio: 43%

    • Occupancy Types: Primary only

    • Property Type: 1 Unit

    • Draw Period – 10 years

    • Repayment Period – 20 years

    • Index – Prime Rate

    • Margin – Risk Based

    • Interest Rate: Index + Margin

    • Annual Rate Caps 2% Increase or Decrease

    • Qualifying Payment: P/I payments amortized over 20 years. Borrower payment is interest only during draw period (first 10 years)

    • Eligible borrowers: US Citizens and Permanent Resident Aliens

    • Self Employed Borrowers Permitted

    • Annual Service Fee: N/A

    • Quorum Origination Fee: $995

    • Quorum Processing Fee: $100

    Rate Adjustment: Margin Add-Ons and Reductions:

    • Loan Amount < $50K: .50%

    • Second Home: .50%

    • Simultaneous Purchase Transaction: -.50%

    Relationship discount pricing adjustment: Margin Reductions:

    • New Checking account with Quorum. Must be established prior to closing with minimum balance of $5,000. Margin Reduction -.25

    • New CD with Quorum with minimum $50K – Must be established prior to closing. Margin Reduction -.50

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    Delmar Financial Company | Delmar Mortgage
    NMLS: #30998

    1066 Executive Parkway, Suite 100, St. Louis MO, 63141
    Delmar Mortgage is an Equal Housing Lender
    Toll Free: (888) 866-8734
    Mon – Sat: 8:45 AM – 5:15 PM CST

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