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The Profit & Loss Mortgage Program

The Profit & Loss Statement Program

Self employed workers will require more documentation than salaried or W-2 Employees.  We understand the challenges this can bring to self-employed individuals and our lenders have responded by offering the Profit & Loss Statement Program for self employed borrowers.  Simply have your CPA or licensed tax preparer prepare a Profit & Loss Statement for your business that covers a one or two year period plus your year to date profits and losses. Your business or personal tax returns are not required.  You will need to verify a 2 year history of being self-employed in the same business.


                                                                                         PROOF OF SELF EMPLOYMENT


The following documentation is required:


  • Letter from a CPA stating your business has been existence for at least the last 2 years on CPA Letterhead;
  • The CPA must have prepared your most recent year's business tax returns;
  • Your business and CPA will be independently verified (via LexisNexis, D&B International Business Search, or other means of verification)
  • 2 years of business existence can also be validated by a Business License, or Secretary of State Filing;
  • You must have at least a 50% ownership in the business.  (Verified by CPA)  Borrower and Co Borrower each with 25% ownership will qualify.


Co-Borrower Income:  Full documentation, such as paystubs and W-2's from a co-borrower who is not self-employed may be used to supplement the P&L Statement income.  


Below we will take a look at the required documentation necessary to satisfy the criteria of The Bank Statement Program.  First let's start with some characteristics that are common to Bank Statement Programs:


                                                                                              ELIGIBLE PROPERTY TYPES


  • 1 Unit Properties
  • 2-4 Unit Properties
  • Condominiums (Both warrantable and non-warrantable)
  • Townhouses/Planned Unit Developments
  • 2nd Homes
  • Investment properties


                                                                          MINIMUM DOWN PAYMENT PURCHASE TRANSACTION


Your minimum down payment will depend on your credit score as follows:


  • 720 or above = 20% down
  • 680 - 719       = 20% down
  • 660 - 679       = 20% down
  • 640 - 659       = 25% down
  • 620 - 639       = 30% down
  • 600 - 619       = 40% down

Profit & Loss Required Documentation

Profit & Loss Documentation

  • The CPA must certify that the P&L represents an accurate summary of the business cash flow and applicable cash expenses of the business.
  • A Borrower narrative describing the nature of the business may be required.
  •  You may also need to provide 2 months of Business Bank Statements to validate the gross income stated by your CPA on the Profit & Loss Statement. 
  • CPA may not be related to the borrower or associated with the borrower’s business.
  • The P&L and attestation letter must be signed and dated within 60 days of closing (digital or electronic signatures are not allowed). 

Loan Terms and Reserves

  • 30 year fixed rate mortgage with no prepayment penalties
  • 40 year fixed rate mortgage with no prepayment penalties
  • Adjustable Rate mortgage with no prepayment penalties
  • Interest only options available
  • Loan Amounts to $5m
  • Gift Funds are allowed
  • 5% minimum contribution from borrowers own funds may be required.


                            RESERVES

                                 

In addition to the down payment and closing costs, the Buyer will have to show they have enough funds in their account(s) to cover at least 3 months of mortgage payments including principal, interest, property taxes, homeowners insurance, and association/condo fees (if applicable).  Required reserves will depend on the loan amount as follows:


  • $150,000 - $500,000 = 3 months
  • $500,000 - $999,999 = 6 months
  • $1,000,000-$1,499,000 = 9 months
  • $1,500,000+ and all Second Homes = 12 Months.

Credit Requirements

Credit Requirements

  • A 36 month history of using credit in the U.S. with 3 tradelines that have been reporting payments/usage for 12+ months and have been active some time in the last 12 months; OR
  • 2 tradelines that have been reporting payments/usage for 24+ months with some activity in the past 12 months.
  • A tradeline is typically a credit card, personal loan, or car loan.  But some lenders will allow you to use other accounts as tradelines such as cable, utility, or cellphone accounts.
  • If a complete credit history is not available the ITIN Buyer may be able to supplement their credit history by providing a history of paying rent on time.  This can be provided via a verification from the landlord or through other sources.  
  • A credit score of at least 660 is required for most lenders.
  • Borrowed Social Security Numbers are not allowed.

"We arrange but do not make loans"

Massachusetts Mortgage Broker License No.: MB716526

NMLS ID: 716526

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