Loan Playbook

loan playbook loan playbook

NMLS 2893 | www.mainstreethomeloans.com

THE MAIN STREET difference Main Street is dedicated to remaining an innovative industry leader by providing our clients and business partners with exceptional service and open communication throughout the loan process, working together as a passionate and reliable team, and supporting the communities we serve.

At Main Street, we offer a wide variety of home financing products that are designed to help our customer achieve homeownership. We work regularly with lending outlets to enhance our offerings. Included is a glance at a few of the current product offerings.

Loan Programs aren’t one size fits all, but we’ve got something in every size!

Having niche programs is one thing, getting them to closing on time is another. Main Street Home Loans has you covered! Explore the variety of products we have that are outside the box of regular financing option, yet still allow us to provide the same great service.

TABLE OF contents First Time Homebuyer Products........................4 Government Products..............................................9 Traditional Products.................................................14 Construction/Renovation Solutions..............21 Niche Products.............................................................24 Non-Traditional Products.....................................30 Resource Tools ............................................................33

FIRST TIMEE homebuyer homebuyer S U L A N PRODUCTS R E Y T L

IN

N O

DOWN PAYMENT ASSISTANCE (DPA)

We understand that saving for a down payment can be a barrier that stands between clients and homeownership. Main Street Home Loans has access to a wide range of programs designed to support buyers in specific geographic areas in addition to broader programs that support larger areas.

PRODUCT HIGHLIGHTS

National Homebuyers Fund (NHF) DPA Second mortgage loan up to 4% of the lesser of the appraised value or purchase price (no dollar cap)

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May be paired with FAHE My Place Mortgage, or the Springboard to Homeownership Second

Not Available in all states

DPA work in conjunction with an FHA loan - FHA product guidelines apply Income limit apply

This DPA has Option for repayment or forgivable overtime

Chenoa Fund

Down payment assistance provided will be 3.5% of the lesser of the sales price or appraised value

May be used with HomeReady or Conventional Standard first mortgage

Proceeds can be used for either down payment assistance, closing costs assistance, or a combination of both. Second mortgage proceeds may be used to fund up to 100% of the Borrower’s cash to close Min 660 credit score

income limits do apply

FHA, VA, and USDA loan DPA options (often paired with local/state programs) Every state has its own Housing Finance Agency (HFA) with unique DPA offerings.

Many cities and counties offer their own DPA programs.

PROGRAM ADVANTAGES ★ Clients purchase their dream home faster ★ Available for first-time or repeat homebuyers, coborrowers do not have to occupy the property

★ Provides low down payment options ★ Some options do not need to be paid back if

★ Expand realtors network to reach more buyers with

additional programs that provide flexible and financing alternatives

★ Low down payment and DPA programs enable

homeownership to be a reality for many, sooner rather than later

requirements are met

Looking for product guidelines? Go to https://ai.nfmlending.com/ for more details!

Suggested Prompt: (your state program) DPA Guidelines

COMMUNITY LENDING A Community Lending Program is a type of mortgage or loan initiative designed to increase access to homeownership and financial services for individuals and families in underserved or low-to-moderate income (LMI) communities. These programs are often sponsored by

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government agencies, government-sponsored enterprises (GSEs) like Fannie Mae and Freddie Mac, or local banks and credit unions.

PRODUCT HIGHLIGHTS

Fannie Mae HomeReady® and Freddie Mac Home Possible®: Both are conventional loan programs with low down payment options and flexible guidelines for LMI borrowers.

Community Seconds®: Allows borrowers to use secondary financing from a nonprofit, government agency, or employer to cover down payment and closing costs.

KEY FEATURES

Typically aimed at first-time homebuyers, LMI

Reduced Mortgage Insurance: Some programs

borrowers, or those purchasing in designated

offer reduced or waived mortgage insurance

community or revitalization areas.

premiums.

Flexible Underwriting: May offer more flexible

Homebuyer Education: Many require or provide

credit, income, and asset requirements

free homebuyer education courses to ensure

compared to standard loan programs.

borrowers are prepared for homeownership.

Down Payment Assistance: Often includes grants, forgivable loans, or matched savings programs to help with down payments and closing costs.

PROGRAM ADVANTAGES ★ Increased Access: Helps more people qualify for

★ Some programs offer reduced or waived mortgage

★ Affordability: Lower down payments and reduced

★ May offer more flexible credit, income, and asset

home loans.

fees make homeownership more attainable.

insurance premiums.

requirements compared to standard loan programs.

★ Community Development: Supports neighborhood revitalization and economic growth.

Looking for product guidelines? Go to https://ai.nfmlending.com/ for more details!

Suggested Prompt: About NFM Lending: HomeReady; OR HomePossible

LOW DOWN PAYMENT LOANS Home Ready and Home Possible are conventional programs designed as alternatives to FHA lending. These products may be the right solution for low-income buyers who need low down payment or flexible guidelines.

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PRODUCT HIGHLIGHTS Purchase/rate and term refi

97% LTV & 105% CLTV with qualifying 2nd Temporary buydowns allowed Boarder income allowed

Non-occupying borrowers permitted

No minimum contributions required from borrowers own funds (i.e. gifts allowed) Income restrictions apply: 80% Average Median Income (AMI) Single family (1-4 units), condo, PUD allowed Does not have to be First Time Homebuyer

PROGRAM ADVANTAGES ★ Programs offers qualified low-income borrowers a low 3% down payment financing option

★ Non-occupant co-borrowers may help borrowers qualify for a 1-unit property

★ Many types of down payment sources are

★ Available programs can include assistance for: Buyers with parents as co-signers Seniors looking to downsize Newlyweds short on savings but able to cover down payment with wedding gift funds

acceptable, including family, employer-assistance

Renter with two long-term roommates who wants

programs, secondary financing, and sweat equity

to jump to homeownership and bring their

★ At 20% equity, borrowers may cancel mortgage

roommates (and their rent) with them

insurance - reducing monthly mortgage payments

Looking for product guidelines? Go to https://ai.nfmlending.com/ for more details!

Suggested Prompt: Home Ready/Home Possible guidelines

E S U L A N R E products products Y T L N IN O

GOVERNMENT

FHA LOANS This loan was designed to make homeownership possible by allowing flexibility with credit and down payments. FHA financing is not just for first-time homebuyers and provides opportunities for many clients that meet the loan guidelines.

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PRODUCT HIGHLIGHTS

Must be owner’s primary residence (co-borrower does not need to live in home) Mortgage insurance is required

Max loan amount varies based on the area Debt-to-income limits apply

Bankruptcy seasoning: 24 months

Short sale/foreclosure seasoning: 36 months FHA guarantees mortgage

Can be used on homes with 1-4 units Flexible credit review

Fixed or adjustable rates No prepayment penalty

Temporary or permanent rate buydowns available No minimum credit score required Assumable loans

PROGRAM ADVANTAGE ★ Down payment options as low as 3.5% ★ Used with most DPA programs ★ Gift funds allowable for down payment and other

★ Options for people with student loan debt or lower

★ Seller concessions to help with closing costs and/or

★ Low down payment options

required funds

buy down costs

credit scores

★ Seller/ Agent contributions up to 6% are allowed for closing costs

★ First time & subsequent buyers allowed ★ Streamline refinance possible Looking for more info? Go to https://ai.nfmlending.com/ for more details!

Suggested Prompt: FHA Loans

USDA LOANS Working in a rural area with USDA coverage? Then this is a great loan for your clients! This loan was created to help people become homeowners in rural America with no down payment needed. The USDA loan provides flexibility on credit, but does have household income

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restrictions

PRODUCT HIGHLIGHTS

Available in rural and some suburban areas Must be owners' primary residence Minimum credit score of 500

Household income limits vary based on location Debt-to-income limits apply

Bankruptcy/foreclosure/short sale seasoning: 36 months

Streamline refinance available with no appraisal, no credit | check and reduced fees USDA loans are assumable

PROGRAM ADVANTAGE ★ No down payment required ★ Fixed-rate mortgage ★ U.S. Dept. of Agriculture guarantees mortgage ★ Not limited to first-time homebuyers ★ Flexible credit and underwriting terms

★ Product allows Realtors expand the areas served ★Good option for buyers interested in properties in rural areas

★ Seller contribution allowable ★ Low credit score qualifications

Looking for more info? Go to https://ai.nfmlending.com/ for more details!

Suggested Prompt: USDA Loans

VA LOANS If your clients are currently serving in the Military, an eligible Veteran, or surviving spouse then it is time to take advantage of one of the most useful military benefits!

We work to knock down barriers and help get VA offers accepted. We strive to make your

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purchase offer viewed as equal to or more desirable than FHA or conventional loans. We also provide full underwriting approval before looking for a home.

PRODUCT HIGHLIGHTS

Guaranteed by the Veterans Administration (VA).

To qualify, borrower must be a current member of the U.S. armed forces, a veteran, a reservist/national guard member, or an eligible surviving spouse No down payment required in most cases No PMI requirement

No maximum loan limit

Can be used to buy a single family residence, condo, townhouse, manufactured home, or new construction.

Minimum credit score of 500

One time VA funding fee (based on down payment, but may be waived in certain circumstances)

Termite report required on most VA loans Certificate of Eligibility (COE) needed

Borrower may have multiple VA mortgages at the same time, based on Entitlement

PROGRAM ADVANTAGE ★ Minimal fees ★ Flexible credit and income qualifications ★ No loan limits with full entitlement ★ VA home loan benefit may be used more than once ★ Gifts, grants, and seller contributions (6% max)

★ 100% gift funds allowed ★ Swift, efficient ★ Loans are Assumable (if seller agrees) ★ Ability to give back to our veterans

allowed

Looking for more info? Go to https://ai.nfmlending.com/ for more details!

Suggested Prompt: VA Loans

REVERSE MORTGAGES Owning a home and leveraging the equity they've built can help make the retirement years less stressful for your clients, while providing them and their heirs with peace of mind. Our in house Reverse Mortgage specialist works directly with clients to provide the best options to

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meet their needs. We handle all the loan details in house so clients can rest assure they are receiving top notch service with a personal touch.

PRODUCT HIGHLIGHTS

May be used for purchase or refinance Borrower maintains ownership Proceeds typically tax free

Does not affect Social Security or Medicare

Borrower is never forced to leave the home Debt does not pass to heirs Primary residence only

All borrowers on the loan must be age 62 or older

Reverse mortgages are loans offered to homeowners who are 62 or older who have equity in their homes. The loan programs allow borrowers to defer principal & interest payment on the loans until they pass away, sell the home, or move out. Homeowners, however, remain responsible for the payment of taxes, insurance, maintenance, and other items. Nonpayment of these items can lead to a default under the loan terms and ultimate loss of the home.

PROGRAM ADVANTAGE ★ Use for up-sizing or downsizing current home with

★ Use with purchase to allow older buyers to access

★ Buy a property closer to family or pay off existing

★ Expands accessibility to properties for seniors

access to equity

mortgage and debts

their equity

★ Creates another source of income ★ Financial planning tools available to assist in long range planning

IN-HOUSE REVERSE MORTGAGE SPECIALIST: TOM LAUMAN (410) 299-4135 TLAUMAN@MAINSTREETHL.COM

E S U L A N R E products products Y T L N IN O

TRADITIONAL

CONVENTIONAL LOANS Fannie and Freddie buy about half of all the mortgage loans made by lenders. This provides lenders with the capital to make more loans. These loans are great for anyone with solid credit that can meet Fannie and Freddie loan standards.

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If less then 20% down borrower paid PMI, Lender Paid PMI and 1st/2ndloan options available

PRODUCT HIGHLIGHTS

Conforms to Fannie Mae and Freddie Mac standards

Financing for Primary, Second/Vacation homes and Investment/Rental porperties available

Minimum credit score of 620

Max loan amount varies based on the area Debt-to-income limits apply

Bankruptcy seasoning is 48 months, foreclosure 7 yrs and short sale is generally 4 yrs Not insured or guaranteed by the federal government

If less than 20% down on a property, borrower pays for Private Mortgage Insurance

Borrower must have good credit, a steady income, and money for a down payment Owner occupied multi units allowed to 95% LTV

PROGRAM ADVANTAGE ★ Down Payment options as low as 3% ★ 20% or more down, no mortgage insurance required ★ Eliminate mortgage insurance at 20% equity ★ Can be used for second homes or investment

★ Straight forward underwriting requirements ★ Appraisal requirement flexible for certain scenarios ★ Low down payment options

properties

★ No limits on income, area or occupancy type. ★Gift funds allowed for down payment *Excluding rental properties*

★ Seller contributions allowed Looking for more info? Go to https://ai.nfmlending.com/ for more details!

Suggested Prompt: Conventional Loans

JUMBO LOANS Have a loan that exceeds the conforming loan limit?: Fret not!-we have a varitey of jumbo solutions to meet most borrowers' needs. In-house delegated underwriting allows us to control the process end to end.

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PRODUCT HIGHLIGHTS

Programs for up to $3M,(with a few programs up to $5M!) Max LTV/CLTV 95%

ARM, fixed and interest only options available* Options for credit scores as low as 660 Asset depletion options available

Departing Residence Waiver options available.

Non-warrantable condo programs

Allowable short-term rental options

*Restrictions/guidelines may apply

PROGRAM ADVANTAGE

★ Gift funds can be used for a down payment ★ In-house operations team helps manage the whole loan process to ensure loans reach ★ Stock (RSU) income allowed closing on time ★ In house underwriting for personalized ★ Down payment may be as low as 10%* service.

Looking for more info? Go to https://ai.nfmlending.com/ for more details!

Suggested Prompt: Jumbo Loans

MANUFACTURED LOANS Today's manufactured homes break all the molds, opening the market for buyers to get into a home where they previously could not. Main Street Home Loans provides a variety of loan programs to support the purchase or refinance of a manufactured home.

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PRODUCT HIGHLIGHTS Conventional, FHA and VA loans

Primary residences and second homes

Up to 97% on a primary purchase and rate-term refinance Similar features to site-built homes Cash-out refinance available

Specific guidelines by program regarding foundations, roof pitch, garages, etc

PROGRAM ADVANTAGE ★ The Manufactured Housing Select program offers a ★ Open doors for your clients to an affordable housing relatively inexpensive way to enter the housing market through the purchase of a manufactured home

★ Many loan products available to fit the needs of a buyer

option

★ Offer a service many other real estate agents cannot by including manufactured properties in your home search

★ Construction financing available Looking for product guidelines? Go to https://ai.nfmlending.com/ for more details!

Suggested Prompt: More info on Manufactured Loans

CONDO LOANS Condos can be ideal for young professionals and families just starting their homeownership journey, as well as Empty Nesters who are ready to downsize. Regardless of age, the benefits of condos may be worth exploring for a buyer. Often, there is less competition for a condo than

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there is for a single-family house, making these dwellings more attractive to those who don't want to deal with a massive bidding war

PRODUCT HIGHLIGHTS Flexible occupancy guidelines Up to LTV up to 97%

Purchase, rate & term and cash-out refinance available Primary, second home and investment properties Non-warrantable condos allowed No prepayment

PROGRAM ADVANTAGE ★ Condos often come with community shared amenities

★ Financing available for condos if it qualifies for a spot approval

★ Financing for non-warrantable condos available ★ In-house condo department provides support and resources.

★ Condos tend to have less cost for maintenance and can even have lower costs for insurance if the HOA covers the exterior

Looking for product guidelines? Go to https://ai.nfmlending.com/ for more details!

Suggested Prompt: More about Condo Loans

FIRST RESPONDERS/ NURSES/ TEACHERS

OPTIONS

Teachers, law enforcement, first responders and nurses are all vital to our communities. We offer to these professionals with incentives and reduced fees. It's our way of saying thank you

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for the vital services each of these professions provide to our communities

PRODUCT HIGHLIGHTS

Teachers/Principals/School Counselors

Retired* or currently full-time employed with a teaching credential in a public/ private K-12 school

Police/Sheriff/Highway Patrol/Trooper/Border Patrol/Correctional Officers

Retired* or currently full-time employed with city/county/state/federal law enforcement

Firefighters/First Responders

Retired* or currently full-time employed with city/county/state or private company

Nurses

Retired* (RN and CNA) or currently full-time employed in a hospital or clinic

Available for VA. FHA or conventional mortgages

Reduced lender fees for eligible buyers (up to $800)

Gift funds can be used for 100% of the home purchase down payment Potential exclusion of student loan payments with proof of deferment

*Must be able to show proof of retirement, i.e. retirement statement

PROGRAM ADVANTAGE ★ Simplified solution to obtain a mortgage by

providing DPA options to give more purchase power and reduce out-of-pocket expenses

★ Expand your homebuyer pipeline to include teachers, police, fire fighters, first responders and correctional officers

★ Reduce monthly mortgage payment with lender paid ★ Give your buyer more purchase power with 100% gift mortgage insurance

fund DPA and/or lender paid mortgage insurance options

Looking for product guidelines? Go to https://ai.nfmlending.com/ for more details!

Suggested Prompt: Hometown Hero Programs

HOMEBUYING ASSISTANCE Temporary buydowns are great solutions for buyers looking for a lower payment for those first few years. A temporary buydown fee can reduce the rate by 3%, 2% or just 1% per year.

For example, on a 2/1 buydown rate is reduced by 2% in the first year, 1% in the second year,

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then remains at the note rate for the remaining life of the loan for fixed-rate loans. These buydowns work great when the seller provides sales concessions to assist in buydown programs.

BUY DOWN PRODUCT HIGHLIGHTS

Buydown may only be paid by seller, builder or lender Available on most conventional, FHA and VA loans

Purchase loans of primary and second homes only

Borrower's rate cannot increase more than 1% per year including the buydown annual increase

Borrower qualifies for monthly payment at the note rate (if a fixed rate) not the temporary rate reduction

3/2/1 buydown, 2/1 buydown or 1/0 buydown options available Fixed and ARM available

PROGRAM ADVANTAGE ★ Frees up cash in the beginning of the loan, allowing

★ Provides the ability to offer an incentive to buyers

★ Extra cash is particularly handy for costs after

★ Seller can buydown the rate for their buyer and create

buyer to ease into monthly payments

purchasing a home (furniture, landscaping and home improvements, etc.)

without lowering the list price

an optimal solution

★ If paid off through a sale or refinance, any remaining buydown fees are returned and paid against the balance

Looking for product guidelines? Go to https://ai.nfmlending.com/ for more details!

Suggested Prompt: Temporary Buydown Options

E S U L A N R solutions solutions E Y T L N IN O

CONSTRUCTION

CONSTRUCTION FINANCING Building a home brings a whole new set of decisions, excitement, and frustration. Main Street Home Loans has certified Builder Pros that have specific construction financing training and expertise that provide peace of mind. Whether it's their first new build or not, we can get the

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financing in place to make your client's dream home a reality

PRODUCT HIGHLIGHTS Construction financing:

Up to 95% LTV financing

Loan amounts up to $3 million ARM options available

660 minimum credit score 50% max DTI ratio*

Single family properties only FHA and VA loans available

Permanent financing

Conventional, FHA and VA loans

30-, 20-, 15-, and 10-year fixed-rate options Permanent loan based on final appraised

One-Time Construction to Perm loan

Just 5% down to buy the lot, build your home, and lock in your mortgage One-time close means lower closing costs Choose from 15 or 30-year fixed terms Finance up to 10 acres Available for modular and stick-built properties Available in most states (not currently eligible in TX, AK, HI, or CA)

PROGRAM ADVANTAGE ★ Buy the property and build your dream home with one easy loan

★ Streamlined approvals and draws ★ Dedicated construction team for quick processing ★ Do not need to sell current home to qualify ★ Owned land can be used for down payment

★ Expands accessibility for buyers wishing to purchase property and build their dream home

★ Main Street Home Loans’ Loan dedicated, in house Renovation team works directly with loan officers to ensure clients needs are met

RENOVATION DEPARTMENT SPECIALIST: HEIDI GAGE, 410-984-9517, HGAGE@NFMLENDING.COM

HOME RENOVATION Main Street Home Loans has a full suite of renovation lending programs to fit renovation projects large and small, including FHA 203(k) and Fannie Mae HomeStyle®. These programs allow buyers to purchase or refinance a home in need of repairs or renovation and roll the cost

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of improvements into the mortgage. The loan amount is based on the future assessed price of the home, which helps expand the purchase market to provide financing for short-sale or foreclosure properties in need of renovation.

PRODUCT HIGHLIGHTS

96.5% max LTV for FHA 203(k) program (110% of the after improved value/100% for condos)

Freddie Mac CHOICE Renovation® programs

New construction or never-finished homes are not eligible

Eligible properties must be owner-occupied; can be 1-4 units, planned unit developments and condos (for condos, only interior rehabilitation is permitted VA Reno program

New Construction or homes finished under 90% are not eligible

PROGRAM ADVANTAGE ★ Buy the property and build your dream home with one easy loan

★ Streamlined approvals and draws ★ Dedicated construction team for quick processing ★ Do not need to sell current home to qualify ★ Owned land can be used for down payment

★ Expands accessibility for buyers wishing to purchase property and build their dream home

★ Main Street Home Loans’ Loan dedicated, in house Renovation team works directly with loan officers to ensure clients needs are met

RENOVATION DEPARTMENT SPECIALIST: HEIDI GAGE, 410-984-9517, HGAGE@NFMLENDING.COM

Owner-occupied

Owner-occupied, 2nd Home

Second home: 1 Unit - Purchase/refi 90%

Owner-Occupied: 1 Unit - Purchase/Refi 97% 2 Unit - Purchase/Refi 85% 3-4 Unit - Purchase/Refi 75%

Must be licensed per local jurisdiction and carry $1M Liability Insurance *Acceptance Required Limited to the amount of time property can’t be occupied 6 Months Maximum

Not Allowed Must be licensed per local jurisdiction and carry $1M Liability Insurance *Acceptance Required Limited to the amount of time property can’t be occupied 6 Months Max

Not Allowed

Must be licensed per local jurisdiction and carry $1M Liability Insurance *Acceptance Required

Not allowed

Do-it-Yourself

Contractor Requirements

Financed Mortgage Payment

Not Allowed

Must be licensed per local jurisdiction and carry $1M Liability Insurance *Acceptance Required

Not Allowed

Limited to the amount of time property can’t be occupied 6 Months Maximum

Must be licensed per local jurisdiction and carry $1M Liability Insurance *Acceptance Required

Not Allowed

Up to 75% of the After improved Value

No Minimum Amount

All renovation work allowed, including “luxury”, must add value to the property

10% - 15%

1 Unit Single-Family Home Condo

Owner-Occupied

1 unit - 97% LTV Owner-occupied - Less than 80% average median income

Purchase

680

HOMESTYLE HOMEREADY

Not Allowed

Must be VA registered, licensed per local jurisdiction, and carry $1M Liability Insurance *Acceptance Required

Not Allowed

$50,000

$2,500

Minor Remodeling and NON-STRUCTURAL Repairs.

Total renovation can’t exceed $50,000

10% - 15%

1-4 Unit Owner-Occupied, Existing Property

Owner-Occupied

100% LTV Purchase/Rate Term; 90% Cash Out Refinance

Purchase or Cash-Out Refinance

620

VA EXPRESS RENOVATION

Up to 6 while house is not habitable

Must be licensed per local jurisdiction

Not Allowed

Up to 75% of the After improved value

No Minimum Amount

All renovation work allowed including “luxury;” must add value to property

10 -20%

1–4 unit, Primary Residence 1 Unit Single-Family Home Condo

Primary Residence; 2nd home, Investment Property

Rate Term Refinance 95% - 1 Unit Owner Occupied 85% - 2 Unit Owner Occupied 80% - 3-4 Unit Owner Occupied 90% - 1 Unit 2nd home 95% Manufactured Home

Purchase 95% - 1 Unit Owner-Occupied 85% - 2 Unit Owner-Occupied 80% - 3-4 Unit Owner-Occupied 90% - 1 Unit 2nd home 95% Manufactured Home 85% - 1 Unit Investor (Purchase)

Purchase and Rate Term Refinance

620

FREDDIE MAC CHOICE RENOVATION & HOME POSSIBLE CHOICE

This is for informational purposes only. All information contained herein is subject to change at any time. Please note that the pre-qualification does not constitute a commitment or a loan approval, but is instead a preliminary assessment of your current credit worthiness. Subject to Debt- to-Income and Underwriting requirements. This is not a credit decision or a commitment to lend. Eligibility is subject to completion of an application and verification of home ownership, occupancy, title, income, employment, credit, home value, collateral, and underwriting requirements. Not all programs are available in all areas. Offers may vary and are subject to change at any time without notice. NFM, Inc. d/b/a NFM Lending. NFM, Inc. is licensed by: ______ . For NFM, Inc.’s full agency and state licensing information, please visit www.nfmlending.com/licensing. NFM, Inc.’s NMLS #2893 (www.nmlsconsumeraccess.org). NFM, Inc. is not affiliated with, or an agent or division of, a governmental agency or a depository institution. Copyright © 2023.

Not Allowed

Up to 75% of the After improved Value

Up to 75% of the After improved value

Not Applicable

$50,000

Maximum Renovation Amount

No Minimum Amount

No Minimum Amount

Minimum Bid Amount

All renovation work allowed, including “luxury”, must add value to the property

10% - 15%

1 Unit Single-Family Home Condo

Investment

1 Unit - Purchase 85%; 1 Unit - Refinance 75%

Purchase or Refinance

No Minimum Amount

All renovation work allowed, including “luxury”, must add value to the property

Major remodeling and/or deferred maintenance; No luxury renovations (i.e. pool installation, outdoor kitchen, etc)

Minor remodeling and NONSTRUCTURAL repairs. Total renovation can’t exceed $50,000

Eligible Improvements

No Minimum Amount

10% - 15%

10% - 20%

10% - 20%

Manufactured homes that Manufactured homes that meet meet FHA guidelines - NO FHA guidelines Mixed Use STRUCTURAL REPAIRS Mixed Use 1-4 Unit Owner-Occupied 1 Unit properties that meet FHA properties that meet FHA guidelines 2nd Home. Property that is at least guidelines SFH, 2-4 Units, PUDs, SFH, 2-4 Units, PUDs, Mfg Homes that 90% Complete Condos Mfg Homes that meet FHA meet FHA guidelines, Mixed Use guidelines, Mixed Use Properties Properties

Owner-occupied

1-4 Unit: 96.5% Purchase - Up to 106.5% of Appraised Value 97.75% Refinance - Up to 106.15% of Appraised Value

Financed Reserve

Property Eligibility

Occupancy

1-4 Unit: 96.5% Purchase - Up to Max Loan-to-Value 106.5% of Appraised Value Requirement 97.75% Refinance - Up to 106.15% of Appraised Value

97% if FTHB 95% if not FTHB

Purchase or No Cash-Out Refinance

Purchase or No Cash-Out Refinance

Purchase or No Cash-Out Refinance

Transaction Type

680

620 (680 HPML) Must get AUS Approval on all HS and Choice columns under credit score

620

HOMESTYLE FOR INVESTORS

FANNIE MAE HOMESTYLE

620

FHA 203(K) STANDARD

Minimum Credit Score

FHA 203(K) LIMITED

Renovation Loan Comparison

E S U L A N R products products E Y T L N IN O

NICHE

EXPANDED INCOME LOANS Every now and then a client comes along with income that's difficult to prove, or who needs some expanded criteria to help qualify. Main Street Home Loans has loan programs that open the door to borrowers who need access to financing but don't fit the standard agency or

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jumbo program guidelines. This includes:

Borrowers who need to use bank statements as income documentation (self-employed only)

Borrowers without a social security number but are living and working in the U.S. for two years or more

Borrowers with a departing residence not yet under contract

PRODUCT HIGHLIGHTS

For self-employed borrowers, income is calculated based on bank statement deposits rather than tax returns

Bank statement loan option with 2 years self-employment 12- or 24-month bank statement options

Up to 100% of eligible deposits averaged over 12-24 months

90% LTV purchase to $IM for primary residences and second homes 85% LTV to $IM investment property purchase Loan amounts to $3M

Allows for unlimited investment properties with debt service of 75% with lease, appraisal and down payment 80% max LTV Loan amounts to $2M SFR & 1-4 unit properties and condos Allows for asset depletion to be used in lieu of salaried income

PROGRAM ADVANTAGE ★ Provides alternate ways to calculate income ★ Jumbo Loans too-up to $3M available ★ If client is a perpetual investor-we allow for unlimited properties

★ Available options for most credit scenarios

★ In-house delegation means we’re in regular

communication during the transaction from end to end to close on time

★ Expand the inventory of options available by

providing your buyer the most flexibility for maximum jumbo and cash-out financing

Looking for product guidelines? Go to https://ai.nfmlending.com/ for more details!

Suggested Prompt: Non-QM Products at NFM Lending

BANK STATEMENT LOANS Bank statement loans are a type of Non-QM (Non-Qualified Mortgage) loan designed primarily for self-employed borrowers, business owners, freelancers, or independent contractors who may not have traditional W-2 income documentation but can demonstrate their ability to

E S U L A N R E Y T L N IN O

repay a mortgage through their bank statements.

PRODUCT HIGHLIGHTS

Utilizes 12-24 months of personal or business bank statements from the same account

No mortgage insurance required Up to 90% max LTV

660 minimum credit score 50% maximum DTI ratio

$3M maximum loan amount

$100,000 minimum loan amount

Minimum of 2 years self-employment with same business

PROGRAM ADVANTAGE ★ Self-employed individuals, Small business owners,

★ Provides a solution for borrowers who would typically

★ Fixed-rate, adjustable or interest-only mortgages

★ Expand your reach with self-employed or side-hustle

Freelancers and gig workers, Real estate investors, Anyone with significant non-traditional income

available

not qualify for traditional loans, but can demonstrate stable and consistent income each month

borrowers with non-traditional loan solutions

★ Sellers can put up to 6% of the sales price in closing costs (2% for investment homes)

Looking for product guidelines? Go to https://ai.nfmlending.com/ for more details!

Suggested Prompt: Bank Statement Loans

EXPANDED CREDIT LOANS Do you have a borrower facing current or past credit challenges? There are various products available that can assist, depending on individual circumstances, financing needs, and other compensating factors. These programs are tailored for borrowers who may not fulfill the

E S U L A N R E Y T L N IN O

stringent credit criteria of conventional or government-backed loans. Typically, they are part of the Non-QM (Non-Qualified Mortgage) market and aim to help individuals with limited, poor, or unique credit profiles secure home financing.

PRODUCT HIGHLIGHTS Loan amounts from $100K-$3M

Multiple loan terms available including 40 year and interest-only One day seasoning for recent credit events

Owner-occupied, second homes, and investment properties allowed SFR, townhome, condo, 2-4 units

First time homebuyers permitted May pay off debt to qualify

Unlimited cash out available Foreign nationals allowed ITIN required

Borrowers with departing residence not yet sold or leased can exclude departing residence payment from DTI calculation with 20% equity

PROGRAM ADVANTAGE ★ If your client has had difficulty obtaining mortgage

★ Realtors partners can increase their purchase

★ Qualify for financing in as little as one day after

★ Create buzz and positive reviews by offering a

financing for a home, second home, or investment property due to a recent credit event or financial hardship, we have multiple solutions available bankruptcy discharge

★ Various fixed and ARM loan terms, with interest-only

pipeline with buyers who could not previously qualify due to a recent credit event or financial hardship

program that assists those who need non-traditional financing to get them into their dream homes faster

ARM products if you are interested in a lower monthly payment for an initial period of time

Looking for product guidelines? Go to https://ai.nfmlending.com/ for more details!

Suggested Prompt: Expanded Credit Loans

FOREIGN NATIONAL & DACA LOANS Non-citizens interested in buying a home in the US can still qualify for a loan. A Foreign National Mortgage can be made with out credit or a social security and can be used as a primary, secondary, or investment property.

E S U L A N R E Y T L N IN O

DACA (Deferred Action for Childhood Arrivals) is a government program created for undocumented individuals who were brought to the United States as children, raised in the U.S., and primarily identify as American. They are also referred to as DREAMers because they qualify for this program as they benefit from the Development Relief and Education for Alien Minor Act, which grants temporary conditional residency with the right to work.

PRODUCT HIGHLIGHTS ✦ Foreign National

No U.S. credit or passport required

Single family, townhomes, condos Loans up to $1M

Second home or investment property No primary allowed

Liquid assets for down payment and closing costs

3 open credit trade lines or verifiable letters of reference from banks showing open credit lines and acceptable payment history 80% max LTV In-house underwriting

PROGRAM ADVANTAGE ★ Use for upsizing or downsizing current home with access to equity

★ Buy a property closer to family or pay off existing

★ Thousands of DREAMers are ready for homeownership as they grow in number

mortgage and debts

★ Minimum 20% downpayment for foreign national

★ Creates another source of income ★ Financial planning toll available to assist in long

★ In-house underwriting means we can work quickly

range.

loans

with borrowers if any issues arise

Looking for product guidelines? Go to https://ai.nfmlending.com/ for more details!

Suggested Prompt: Details on Foreign National Loans

INVESTMENT LOANS Investors possess distinct needs based on the type of property being financed and their overall portfolio. Main Street Home Loans offers programs tailored to a wide range of clients, from first-time investors to experienced professionals aiming to expand their real estate

E S U L A N R E Y T L N IN O

empire.

PRODUCT HIGHLIGHTS LTV up to 85%

Loan amounts to $2Million

SFR and 1-4 unit properties, condos and townhomes

DSCR 75% with lease agreement, appraisal and down payment Fixed and adjustable rate programs available

Rate and term refinance and cash out options available LLC vesting allowed

Unlimited investment properties with some programs

PROGRAM ADVANTAGE ★ Investors can qualify off the cash-flow of the property, ★ Debt Service Coverage Ratio (DSCR) offers a financial versus traditional income documentation when

alternative for buyers who thought they needed all cash

purchasing an asset

or the use of hard money lenders to buy income

★ Available to first-time investors ★ Cash-out refinancing provides access to equity ★ Short term rentals allowed for refinance transactions

properties

★ Cash-out refinancing is available to free up funds for your buyer's next investment purchase

★ No limit to the amount of financed properties

Looking for product guidelines? Go to https://ai.nfmlending.com/ for more details!

Suggested Prompt: Investment Loans

DSCR LOANS A Debt Service Coverage Ratio (DSCR) loan can be a powerful tool for expanding your real estate portfolio. Owning real estate can be an excellent investment vehicle with the right financing and management of risk. Main Street offers its visionary investment program to

E S U L A N R E Y T L N IN O

make your investment goals possible

PRODUCT HIGHLIGHTS Up to $2M loan amounts

Up to 80% LTV for purchase and rate/term refis

Up to 70% LTV for cash-out refi with loan amounts to $2M Qualify with interest-only payment Credit scores as low as 640

Allows foreclosures, bankruptcies, and late payments (in some cases) Non-warrantable condos allowed Can close in an LLC

PROGRAM ADVANTAGE ★ DSCR loans take into account the property's ability to generate income, not just the borrower's creditworthiness. This means that, compared to traditional loans, they may qualify for a larger loan amount based on the property's cash flow potential.

★ DSCR loans are specifically designed to ensure a

property's operating income comfortably covers its debt obligations, enhancing the investor's ability to manage multiple properties simultaneously without stretching their resources too thin

★ DSCR financing opens up a broader range of property options for your clients

★ By incorporating DSCR loans into the financing mix, clients can strategically acquire properties with sustainable cash flow

★ Assist first-time investors as they get into the market through cash flow qualifications

Looking for product guidelines? Go to https://ai.nfmlending.com/ for more details!

Suggested Prompt: DSCR Loans

E S U L NON TRADITIONAL A N R products products E Y T L N IN O

NON-TRADITIONAL OFFERINGS

Many times, a buyers situation doesn’t fit in the box of traditional products. We have solutions for that! These products are an in-house offering that allow us to assist a broader range of clients. The production and processing of these loans remains within our control until close

E S U L A N R E Y T L N IN O

and provide financing solutions for every borrower.

PRODUCT TYPES FOR:

Primary residences, second homes, part-time second homes, and investment property

Non-warrantable condos

Condo questionnaire may not be required

Assists with condos that may have a high delinquency No reserve requirements

Non occupying co-borrowers are allowed

Financing up to 80% Loan to Value/ 90% Combine Loan to Value

Recreational land leases OK Homes with acreage

Properties in Trust or LLC Foreign National Loans

Currently lending to borrows from over 40 other countries Max LTV of 70%

Must have docs translated if primary language in home country is not English Must have interpreter at closing Accountant’s letters verify income generally required.

Bank reference letters

Annuitization Loans Used for borrowers with significant liquidity but minimal income Paper transaction only used to help qualify Liquidity includes retirement accounts

PROGRAM ADVANTAGE ★ Access up to $500,000 in equity, interest free and with ★ Creates non-contingent buyers no payment ★ Exclude mortgage on the departing residence from ★ The bridge loan covers the payment on the old house DTI for up to 6 months ★ Make stronger offers with larger down payment ★ Use up to $35,000 from the bridge loan to prep the old house for listing

NON TRADITIONAL PROGRAM SPECIALIST: PETE O’DONNELL 410-299-2043 • PETE@MAINSTREETHL.COM

BRIDGE LOANS BUY BEFORE YOU SELL ADVANTAGE. The Main Street Bridge Loan gives you access to all of the benefits included with zero upfront costs or payments, and zero interest for up to 6 months.

Buyers can leverage the equity in their old house to buy before they sell. The equity advance

E S U L A N R E Y T L N IN O

bridge loan gives buyers access to their equity to use as down payment. They only have to qualify for the payment on the new house!

PRODUCT HIGHLIGHTS

Use current equity to buy a new home before selling the old one Allows buyers to make a non-contingent offer on a new home Builds in funds for preparing the old house for sale

11 month interest only option with ability to not count bridge payment in DTI for new purchase

Close with The Main Street Home Loans Bridge Loan/ Bridge Loan Plus For borrowers who are under contract with their existing property Don't need a sales contingency

Borrower can use the equity from their current home (pending sale) to fund to the purchase of a new home

Borrower can omit any liabilities connected to the departing residence when qualifying for the new home purchase

Debt-Inclusive Bridge Loan For borrowers whose existing property isn't yet under contract Borrower can use equity from current home to fund to the purchase of a new home All of the debts for the departing residence, including any payments on the bridge loan (if any are required), are factored into the borrower's total DTI when purchasing the new home

PROGRAM ADVANTAGE ★ Access up to $500,000 in equity, interest free and with ★ Creates non-contingent buyers no payment ★ Exclude mortgage on the departing residence from ★ Make stronger offers with larger down payment DTI NON TRADITIONAL PROGRAM SPECIALIST: PETE O’DONNELL 410-299-2043 • PETE@MAINSTREETHL.COM

E S U L A N R tools tools E Y T L N IN O

RESOURCE

TEAMS READY TO ASSIST YOU Main Street Home Loans stands out as a premier mortgage company because we're dedicated to supporting real estate professionals in seamlessly navigating their clients' loan needs. Our specialized teams are always here to collaborate, communicate and exceptionally

E S U L A N R E Y T L N IN O

serve our real estate partners. Whether it's transforming homes with renovation projects, handling commercial transactions, or addressing unique scenarios, our expert in-house teams create a tailored approach, fostering successful partnerships and smooth loan transactions.

With a commitment to excellence, Main Street Home Loans empowers real estate agents to provide top-notch service to their clients across a diverse range of lending needs.

Renovation

HGage@nfmlending.com

Construction

Reverse

HGage@nfmlending.com

TLauman@mainstreethl.com

Scenarios

Condo Desk

MSHLUnderwriting@mainstreethl.com

CondoApproval@nfmlending.com

Specialized Investor Pete@mainstreethl.com

LOAN FLOW PROCESS 1

Loan Originates

6

Lock Loan & Redisclose

(if not captured on initial LE)

11

Lock Audit

16

Docs Released (wire requested for wet sign at time of docs)

2

3

4

5

7

8

9

10

LO Completes Consent Log

Submit to Processing

12

ICD Requested

(sent to client & title for balancing if wet fund)

17

Docs Signed

Send eConsent

Processing of File

13

Resubmit to Underwriting (final)

18

Funding Review (wire requested for dry states)

Request Fees & Send Disclosures

Submit to Underwriting for approval

Run AUS

Confirm compliance review completed (must be done prior to CD)

14

15

19

20

Closing VOE completed

Funding Release & Recording

Clear to Close

Finished

MAIN STREET HOME LOANS MOBILE Put Tech To Work for Your Business

Simple Nexus allows you to preform complex mortgage calculations with a simple interface, and accurate results.

Share your customized application link, review applications, issue pre-approval letters, provide secure document upload and even provide real time status updates on loan files with clients and Realtors.

Calculate Mortgage Options Apply for a loan on the phone Scan Encrypted Paperwork Chat with the Team Track Loan Progress Sign Mortgage Documents

Co-branded App and web link

REALTOR ADVANTAGE

Easy way for agent to share the application Customize home page with personalized web links Make quick calculations Help borrowers get quicker and easier pre-approvals Access the pre-approval letter and modify as the Loan Advisors allows Notifications and status updates Communicate with borrowers and lending team via chat Ability to remit documents/purchase contracts and addendums

NFM GPT Generative Pre-Trained Transformer Our cutting-edge NFM GPT is here to revolutionize the way you work.

Designed exclusively for our team, this secure and compliant tool combines the latest OpenAI technology with access to both public and NFM-specific resources.

From pulling client data to streamlining everyday tasks, it's your ultimate efficiency booster —always at your fingertips.

Available anytime from desktop or smartphone Improves efficiency, productivity, and customer experiences with every use Free to every employee Always the latest in OpenAI technology Private, secure, compliant (unlike Chat GPT and others) The NFM GPT can access public and NFM only content, guides, job aides and the loan officer's past client loan data Example Searches: "Get all my closed loans from [date]" "Which of my loans have a rate lock expiring in ___days?"

"What is the estimated property value for [address]?"

Scan or Click Here to watch Demo!

LOAN CHEAT SHEET PRIMARY HOME

SECOND HOME

RENTAL HOME

Min Down Payment/ Loan-to-Value (LTV)

3% (97% LTV)

10% (90% LTV)

15% (85% LTV)

Credit Score

620 (5% down)

620

680 (15% down minimum)

3% (<10% down) 6% (10-25% down) 9% (25% down)

6%

2%

CONVENTIONAL LOAN

Max Seller Concessions

Gift Money

Yes

Yes

(at least 5% from personal funds)

Not Allowed

JUMBO LOAN Min Down Payment/ Loan-to-Value (LTV)

10% (90% LTV)

20% (80% LTV)

20% (75% LTV)

Credit Score

620

620

620

Max Seller Concessions

6%

0% - 3%

*Per Investor guidelines

Yes (20% can be all gift. If <20% down, 5% from personal funds)

Yes (at least 5% from personal funds)

Allowed

3.5% (95% LTV)

Not Available

Not Available

579-500 to 90% LTV 580+ to 96.5% LTV

Not Available

Not Available

6%

Not Available

Not Available

Yes (limits apply)

Not Available

Not Available

3.5% (95% LTV)

Not Available

Not Available

579-500 to 90% LTV 580+ to 96.5% LTV

Not Available

Not Available

4%

Not Available

Not Available

Yes (limits apply)

Not Available

Not Available

Gift Money

FHA LOAN Min Down Payment/ Loan-to-Value (LTV) Credit Score Max Seller Concessions Gift Money

VA LOAN Min Down Payment/ Loan-to-Value (LTV) Credit Score Max Seller Concessions Gift Money

*Additional restrictions could apply to jumbo loan amounts and will vary based on applicant’s specific circumstances. Check with your loan originator for details. Maximum loan amount varies by state and county. LTV’s can be as high as 96.5% for FHA loans. FHA minimum FICO score required. Fixed rate loans only. W2 transcript option not permitted. For USDA loans, 100% financing, no down payment is required. The loan amount may not exceed 100% of the appraised value, plus the guarantee fee may be included. Loan is limited to the appraised value without the pool, if applicable. Veterans Affairs loans require a funding fee, which is based on various loan characteristics. Make sure you understand the features associated with the loan program you choose, and that it meets your unique financial needs. Subject to Debt-to-Income and Underwriting requirements. This is not a credit decision or a commitment to lend. Eligibility is subject to completion of an application and verification of home ownership, occupancy, title, income, employment, credit, home value, collateral, and underwriting requirements. Not all programs are available in all areas. May vary based on an applicant’s specific circumstances. Offers may vary and are subject to change at any time without notice.

MSHL PRODUCT MSHL PRODUCT SPOTLIGHT SPOTLIGHT Conventional Financing

FHA Financing

Fixed-rate and High-balance programs 5, 7, 10, 15, 20 and 30-year options ARMS 5, 7, and 10-year options 3/2/1, 2/1, 1/0 buydown options Lock and Shop – 60 and 90-day options Refinance and Cash-out refinances available Additional Credit Flexibilities: Manufactured homes HomeReady / Home Possible Homestyle Renovation Loans Family First Mortgage Program Purchase a home for aging parents as a primary residence Purchase a home for disabled children as a primary residence

VA Financing Fixed-rate and High-balance programs 5, 7, 10, 15, 20 and 30-year options 3/2/1, 2/1, 1/0 buydown options FICO down to 580 (High-Bal down to 640) VA Jumbo: FICO 640 up to $7.5M Extended rate locks available Refinance and Cash-out refinances available VA IRRRL FICO down to 580

Bridge Loan Use current equity to buy a new home before selling the old one Allows buyers to make a noncontingent offer on a new home Builds in funds for preparing the old house for sale Covers payment on old mortgage for up to 6 months until it sells

Fixed-rate and High-balance programs 5, 7, 10, 15, 20 and 30-year options 3/2/1, 2/1, 1/0 buydown options FICO down to 500 with 10% down; 580 with 3.5% down FHA Streamline (FICO down to 580) Extended rate locks available Refinance and Cash-out refinances available Reverse Mortgage options available Additional Credit Flexibilities: Manufactured and modular homes HUD REO HUD with repair escrows FHA 203k Renovation Loans (Full and Streamline)

All in One An alternative to a traditional mortgage A first-position HELOC with an embedded checking account Loan amounts to $2M Available for primary, secondary, and non-owner-occupied loans

Jumbo 15- and 30-year fixed-rate options 5-,7-, and 10-year ARM options Cash-out options up to $1M Loans amount to $5M FICO as low as 660

Renovation Loans Purchase or refinance and roll the costs of updates/repairs into one mortgage Loan amount based on the homes value after improvements Licensed contractor handles the work

Non-QM Mortgage Solutions for Non-Traditional Borrowers DSCR (Investor Cash Flow) Bank Statements 1099 Only 1 Year Tax Return P&L Only Asset Qualifying No Income Recent Credit Events LLC Vesting Non-Warrantable Condo Over 4 units Fix and Flip HELOCs/ 2nds ITIN Foreign National Program No Doc (specific states)

USDA Financing FICO down to 500 30-year fixed-rate 3/2/1, 2/1, 1/0 buydown options Refinance available

Medical Professionals Program 7-, and 10-year ARMS Up to 95% LTV with no MI Loan amounts up to $2,000,000

Bond Loans Approved with many state housing finance agencies

Construction to Perm Conventional up to 90% LTV (95% on exception) FHA up to 96.5% LTV VA up to 100% LTV Stick-built and modular homes 15- and 30-year fixed

LTV’s can be as high as 96.5% for FHA loans. Requires a second mortgage to cover the 3.5% down payment required for FHA loans. FHA minimum FICO score required. Fixed rate loans only. W2 transcript option not permitted. 3Extended through June 2025. This is an advertisement for builder and real estate professionals for informational purposes only. Public distribution to consumers is prohibited.

COPYRIGHT © 2025 · NFM, INC. DBA NFM LENDING · NMLS #2893

Last Update: 11/18/2025

PROVEN EXCELLENCE

Top Workplaces USA (2021 – 2025) – USA Today

Top Workplace

(2024) – Scotsman Guide

Top Mortgage Employer (2015 – 2017, 2019 – 2022) – National Mortgage Professional Magazine

Top 100 Mortgage Companies in America

(2013, 2015 – 2018, 2021) – Mortgage Executive Magazine

Top 50 Best Companies to Work For

(2013 – 2019, 2021) – Mortgage Executive Magazine

#1 Participating Lender (2020-2024) - RI Housing

Best of the Pines

(2019-2024) - The Pilot Newspaper

This is for informational purposes only. All information contained herein is subject to change at any time and there is no representation to the accuracy contained herein. Main Street Home Loans is a division of NFM, Inc. d/b/a NFM Lending. For Main Street Home Loans, a division of NFM, Inc. d/b/a NFM Lending, full agency and state licensing information, please visit www.mainstreethomeloans.com/licensing. Main Street Home Loans’ a division of NFM, Inc. d/b/a NFM Lending NMLS #2893 (www.nmlsconsumeraccess.org). Main Street Home Loans a division of NFM, Inc. d/b/a NFM is not affiliated with, or an agent or division of, a governmental agency or a depository institution.www.mainstreethomeloans.com. Copyright © 2025 Main Street Home Loans, NFM, Inc. dba NFM Lending. America’s Common Sense Lender® Trade/service marks are the property of NFM, Inc. and/or its subsidiaries. Licensed by the Department of Financial Protection and Innovation under the California Residential Mortgage Lending Act. www.nfmlending.com