Self-Employed Borrower Fannie Mae Cash Flow Form 1084 Part I... · Fannie Mae Cash Flow Analysis...

Self-Employed Borrower

Fannie Mae Cash Flow Form 1084 Part IPersonal Tax Returns

April 2017

Investors (Fannie Mae, Freddie Mac, Private Investors) require it be‏

determined that self-employed borrowers demonstrate the financial

ability to repay the mortgage.

– History

– Income calculation

– Continuance / Stability of income

Lender Responsibility

2Fannie Mae Cash Flow Analysis Form (Form 1084) Pt I

Objective

Learn to use the Fannie Mae Cash Flow Analysis Form (Form 1084)‏

and data from tax returns to calculate supportable self-employed

borrower income.

– W-2 wages from a business owned by the borrower

– Interest income earned by a business

– Income from a Schedule C (Sole Proprietor)

– Consideration of Capital Gains & Losses Schedule D

– Net Rental Income from Schedule E

Fannie Mae Updates

SEL 2015-09‏– Cash Flow Analysis Form updated

– Sections of Chapter B3-3-2 for Self-

Employed Borrowers updated

• Evidence of liquidity if no distributions made

from partnerships or S corps

– DU updated to allow one year personal

and business tax returns for certain case

– Changes effective for applications dated

February 1, 2016

Note The Requirement To Evidence Access To Income Has Been

Removed By Fannie Mae

2016 Fannie Mae Updates

SEL 2016-05‏– Updates to Business Income

• Eliminate requirement to confirm

borrower has access to income

• Guidance for methods lenders may use

to determine adequate business liquidity

when liquidity assessment is required

• Two year history required to use

guaranteed payments

• Verbal verifications of employment for a

self-employed borrower can be obtained

within 120 days prior to note date

– Chapter B3-3-1.07, 09 and B3-3-2 of

the Selling Guide have been updated

– Effective on or before October 1, 2016

but lenders and implement

immediately

SEL 2016-08

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Self-Employment Fannie Mae

Written Analysis of Income-Fannie Mae

Fannie Mae 2016 Selling Guide B3-3.2-01, Underwriting Factors and

Documentation for a Self-Employed Borrower (06/28/2016)

Written Analysis of Income-Fannie Mae

Fannie Mae 2016 Selling Guide B3-3.2-01, Underwriting Factors and

Documentation for a Self-Employed Borrower (06/28/2016)

Form 1088 Trend Analysis

Requirements for Use of Business Assets

Can checking the Self Employed Indicator to “Yes”

increase the risk of the loan when evaluated by DU?

Does Borrower Own 25% Or More Of A Business?

DU/DO Release Notes DU Version 10.0- Appendix A

You’ll Need

The Case Study

:You will be working with John and Mary Homeowner who‏

– Own a Schedule C business called Red Carpet Security (John)

– Have interest income earned from a partnership

– Have capital gains/loss activity reported on a Schedule D

– Own an existing rental property shown on a Schedule E

– Own 50% of an LLC called MHI (Mary)

• Reported on a Partnership Return

• Mary receives a K-1

– Own 100% of an S Corporation called Always Watching Security, Inc. (John)

• John receives a K-1

• John receives a W-2 Wage Statement from the business

:Review for‏

– Identifiers

• Name

• Address

• Social Security Number

– All pages and schedules

– Any Red Flags

– Date

• Most recent

– Signatures

Form 1040

Calculator and Quick Reference Guide

Access your Quick Reference Guide 1084 Form and Case Study‏

Does Our Applicant Have Ownership?

?Is this W-2 wage for Self-Employed or Salary income‏

Schedule E to Validate Ownership

1120S K-1

Review Form 1040, Line 7 for any additional W-2 Wages‏

– Review each W-2

– Determine if applicant owns 25% or more of the business

• If yes it is considered self-employed income

• If no, calculate that income on a different form or separately

Any Other W-2 Wages?

Interest and Dividends

Don’t use unless needed for‏

qualifying

– Two year history of stable receipt and

likelihood of continuance required

– Only use when earned from assets

owned by “a business only”

– Typically will say “From K-1” or from

the business the borrower owns

– Check investor overlays before using

Schedule C

.Only the $2,500 amortization is added back on the form or calculator‏

Schedule C-Line 9 Car and Truck Expenses

Use This Depreciation Adjustment Option Only When Investor Policy

Allows And The Adjustment Is Needed To Qualify.

Schedule C

Additional depreciation can be found by multiplying business miles on‏

44a x IRS depreciation factor for that year.

Schedule C

Use This Depreciation Option Only When Investor Policy Allows And The

Adjustment Is Needed To Qualify

Schedule C

Verify 4562 is for the Schedule C‏

Schedule C

Business miles of 7899 x .24 cents = $1,895 in additional

depreciation that could be added back.

IRS Publication 463

Schedule C

Schedule D Capital Gains

Don’t use unless needed for qualifying‏

– Two year history, stable receipt and likely

to continue

– Check investor overlays before using

– Let’s Review the 1040 Line 13

Pages 2, 8, 9

Schedule D

Where Did The $16,544 Loss On Line 6 Come From? The

1040 Showed A $3,000 Loss.

Schedule D

Schedule E – Part I Royalty Payments

Use Section 5 for Royalty Payments only (If applicable)

– Follow Investor guidelines for documentation and continuance

– Use only if needed

– Locate Calculator and Quick Reference

Guide for Rental Income

– Turn to Schedule E, Part I, Rentals

– Rental Income has been removed from

the Cash Flow Analysis Form

Genworth Rental Income Calculator

Mortgage Statement/Payment Coupon

:A mortgage statement/payment coupon can verify‏

– If loan is impounded or escrowed

– What property is associated with the mortgage payment

– Current tax and insurance information

– Current HOA dues: most investors want verification PUD, Condo or Coop

Mortgage Statement/Payment Coupon

For Non-Impounded Loans: Obtain Tax And Insurance Information.

Fannie Mae Cash Flow Analysis Form (Form 1084) Pt I

Payment Information Below Is From a Borrower Provided Mortgage‏

Statement And HOA Coupon.

– Taxes, Insurance and HOA Dues are Impounded

HOA DUES $165

$1,687

2016 Schedule E Rental Income

Compare “rental income” figure with‏

loan application (Fannie Mae Form

– Most systems calculate rental income

from the REO section of the 1003

– Review the 1003 to verify what appears

as rental income/rental loss

– If the number is different, override your

system to reflect the true income/loss

based on the tax returns

Net Rental Income

.Do not use leases; Use the “Cash Flow” from the property‏

– Flag the mortgage payment in your system as a rental property lien so that it will

NOT count it in the debt ratio

– You may need to override your REO Section

44 Renters Way225,000 180,400 3,500 2,500 875 -131

$1,852

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Quick Reference Guide and Webinars

Genworth Rate Express® Updated!

Fannie Mae Cash Flow Analysis Form (Form 1084) Pt I 92

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for accuracy, we also know that any discussion of laws and their application to particular facts is

subject to individual interpretation, change, and other uncertainties. Our training is not intended as

legal advice, and is not a substitute for advice of counsel. You should always check with your own

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Self-Employed Borrower Fannie Mae Cash Flow Form 1084 Part I... · Fannie Mae Cash Flow Analysis...

Documents

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Fannie Mae Second Quarter 2018 Form 10-QTitle Fannie Mae Second Quarter 2018 Form 10-Q Author Fannie Mae Subject Fannie Mae Second Quarter 2018 Form 10-Q Created Date 20180811625

Self- Employed Borrower Fannie Mae Cash Flow Form 1084 Part II... · Business Tax Returns; Personal Returns Are Reviewed in Part I. Fannie Mae Cash Flow Analysis Form (Form 1084)

Fannie Mae Timeline

Fannie Mae Cash Flow Analysis Calculator...Fannie Mae Cash Flow Analysis IRS Form 1040 or IRS Schedule 1 2018 2017 NOTES 1 W-2 Income from Self-Employment (Line 5) + *Only add back

Fannie Mae Washington 2004

Fannie Mae Cash Flow Analysis Calculator · 2018-06-29 · Fannie Mae Cash Flow Analysis IRS Form 1040 – Individual Income Tax Return 2017 2016 NOTES 1 W-2 Income from Self-Employment

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SELLER GUIDE...Overview . Conventional Programs . Fannie Mae Conforming Program Fannie Mae High Balance Program Fannie Mae DU Refi Plus Program Fannie Mae HomeReady Program . Government

Fannie Mae 2017 Form 10-K · 2018-02-13 · Title: Fannie Mae 2017 Form 10-K Author: Fannie Mae Subject: Fannie Mae 2017 Form 10-K Created Date: 20180213163100Z

REPORTING APPRAISAL OPINIONS Chapter 16. Assumptions Certification Limiting Conditions Fannie Mae Form 1004 Fannie Mae Form 2055 Fannie Mae Form 2070

Calculator and Quick Reference Guide: Fannie Mae® Cash ... · Please use the following quick reference guide to assist you in completing Fannie Mae Form 1084. It provides . suggested

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eClosing Overview - Fannie Mae

Fannie Mae Third Quarter 2018 Form 10-Q · Title: Fannie Mae Third Quarter 2018 Form 10-Q Author: Fannie Mae Subject: Fannie Mae Third Quarter 2018 Form 10-Q Created Date: 20181112080000Z