NON-QM LOAN ELIGIBILITY GUIDELINES

1 NON-QM LOAN ELIGIBILITY GUIDELINES EFFECTIVE Title Copyright 2022 A&D Mortgage LLC - ALL RIGHTS RESERVED. For internal use only. No part of this work may be used, reproduced or transmitted in any form or by any means, by or to any party outside of A&D Mortgage LLC. Created: 09-06-2022 Page | 2 Contents 1. INTRODUCTION .. 7 LENDING PHILOSOPHY .. 7 FAIR LENDING STATEMENT .. 7 RESPONSIBLE LENDING STATEMENT .. 7 REGULATORY COMPLIANCE .. 8 2. GENERAL PROGRAM INFORMATION .. 9 PROGRAMS .. 9 PRODUCTS .. 9 LOAN AMOUNTS AND LOAN-TO-VALUES .. 9 10 LOAN AGE .. 10 PREPAYMENT PENALTIES, POINTS, AND FEES .. 10 FINANCING POINTS .. 11 EXCEPTIONS.

2 11 ESCROWS IMPOUND ACCOUNTS .. 11 3. OCCUPANCY TYPE .. 13 PRIMARY RESIDENCE .. 13 SECOND HOME .. 13 INVESTMENT PROPERTY .. 13 4. TRANSACTION TYPE .. 14 PURCHASE .. 14 DOCUMENTATION REQUIRED .. 14 LOAN TO VALUE .. 14 REFINANCE .. 14 REFINANCE TYPES .. 14 RATE/TERM REFINANCE .. 14 CASH-OUT REFINANCE .. 15 PROPERTIES LISTED FOR SALE .. 16 BENEFIT TO BORROWER .. 16 TEXAS SECTION 50(a)(6) TRANSACTIONS .. 17 TEXAS SECTION 50(A)(6) RESTRICTIONS .. 18 TEXAS SECTION 50(a)(6) OCCUPANCY .. 18 TEXAS SECTION 50(a)(6) REFINANCING AN EXISTING HOME EQUITY LOAN .. 20 TEXAS SECTION 50(a)(6) 12-DAY COOLING OFF PERIOD .. 21 5. TRANSACTION SPECIFIC .. 26 Title Copyright 2022 A&D Mortgage LLC - ALL RIGHTS RESERVED.

3 For internal use only. No part of this work may be used, reproduced or transmitted in any form or by any means, by or to any party outside of A&D Mortgage LLC. Created: 09-06-2022 Page | 3 FLIP TRANSACTIONS .. 26 NON-ARM S LENGTH TRANSACTIONS .. 26 INHERITED PROPERTIES .. 27 LAND CONTRACT/CONTRACT FOR DEED .. 27 LEASE WITH PURCHASE OPTION .. 28 PERMANENT FINANCING FOR NEW CONSTRUCTION .. 28 STATE SPECIFIC .. 29 NEW YORK .. 29 1031 EXCHANGE .. 29 DELAYED FINANCING .. 29 6. UNDERWRITING .. 30 MANUAL UNDERWRITING .. 30 AGE OF DOCUMENTATION .. 30 CUSTOMER IDENTIFICATION PROGRAM (CIP) .. 30 FRAUD REPORT & LOAN INTEGRITY .. 30 CREDIT STANDARDS.

4 31 CREDIT SCORES .. 31 TRADELINE REQUIREMENTS .. 31 STANDARD TRADELINES .. 32 LIMITED TRADELINES .. 32 INSUFFICIENT TRADELINES/ALTERNATIVE CREDIT .. 32 CREDIT EVALUATION .. 32 MORTGAGE PAYMENT HISTORY .. 33 PAYMENT HISTORY ON ANY OTHER PROPERTY .. 34 CREDIT EVENTS BANKRUPTCY / FORECLOSURE / SHORT-SALE / DEED-IN-LIEU / MODIFIED LOAN .. 34 COLLECTIONS AND CHARGE-OFFS .. 35 INQUIRES .. 36 LAWSUIT OR PENDING LITIGATION .. 36 GAP CREDIT REPORT .. 36 JUDGEMENT AND TAX LIENS .. 36 FEDERAL INCOME TAX INSTALLMENT AGREEMENT .. 36 BANK STATEMENTS ANALYSIS TOOLS .. 37 INCOME AND EMPLOYMENT .. 37 FULL INCOME DOCUMENTATION (24-months).

5 38 FULL INCOME DOCUMENATION (12-months) .. 39 OTHER SOURCES OF INCOME .. 40 WRITTEN VERIFICATION OF EMPLOYMENT (WVOE) .. 40 1099 INCOME .. 40 FEDERAL INCOME TAX RETURNS .. 41 Title Copyright 2022 A&D Mortgage LLC - ALL RIGHTS RESERVED. For internal use only. No part of this work may be used, reproduced or transmitted in any form or by any means, by or to any party outside of A&D Mortgage LLC. Created: 09-06-2022 Page | 4 IRS 4506-C .. 41 BANK STATEMENTS PROGRAMS .. 42 PROFIT AND LOSS STATEMENT PROGRAMS .. 46 P&L FOR LAST 12 MONTHS .. 46 ASSET UTILIZATION .. 48 RENTAL INCOME .. 49 VENEZUELA SPECIFIC .. 50 DEBT-SERVICE COVERAGE RATIO (DSCR).

6 50 REDUCED DOCUMENTATION FOR A SECONDARY 50 CASH FLOW ANALYSIS .. 51 QUALIFYING RATIOS .. 51 54 PURCHASE TRANSACTION .. 54 GIFT FUNDS .. 55 MARKETABLE SECURITIES .. 55 RETIREMENT ACCOUNTS .. 56 BUSINESS FUNDS .. 56 RESERVES .. 56 COUNTRY SPECIFIC .. 56 CRYPTOCURRENCY .. 56 7. PROPERTY TYPES .. 57 ELIGIBLE PROPERTY TYPES .. 57 CONDOMINIUMS .. 57 CONDOTELS .. 59 RURAL AND ARGICULTURAL PROPERTIES .. 60 INELIGIBLE PROPERTY TYPES .. 62 8. INSURANCE AND TAXES REQUIREMENTS .. 63 PROPERTY INSURANCE COVERAGE FOR UNITS IN PROJECT DEVELOPMENTS .. 66 TAXES .. 69 9. APPRAISAL REQUIREMENTS .. 71 ADDITIONAL REQUIREMENTS FOR NEW CONSTRUCTION.

7 72 PRIMARY RESIDENCE, SECOND HOME OR INVESTMENT NEW CONSTRUCTION .. 72 NEW CONSTRUCTION LIMITATIONS BY PROPERTY TYPE .. 73 APPRAISAL REVIEW REQUIREMENTS .. 73 THE FOLLOWING TRANSACTIONS REQUIRE A 2ND FULL APPRAISAL .. 73 SECONDARY VALUATION PRODUCT REQUIRED FOR EVERY LOAN .. 73 Title Copyright 2022 A&D Mortgage LLC - ALL RIGHTS RESERVED. For internal use only. No part of this work may be used, reproduced or transmitted in any form or by any means, by or to any party outside of A&D Mortgage LLC. Created: 09-06-2022 Page | 5 APPRAISAL RECONSIDERATION OF VALUE .. 74 TRANSFER OF APPRAISAL TO A&D MORTGAGE .. 74 APPRAISAL TRANSFER LETTER MUST INCLUDE THE FOLLOWING LANGUAGE.

8 Error! Bookmark not defined. APPRAISAL TRANSFER DOCUMENTATION AND REQUIREMENTS .. 74 APPRAISAL REVIEW REQUIREMENTS .. 75 10. TITLE AND CLOSING .. 76 TITLE POLICY FORMS .. 76 TITLE REQUIREMENTS .. 76 TITLE EXCEPTIONS .. 76 VESTING AND OWNERSHIP .. 77 INTER VIVOS REVOCABLE TRUST .. 77 LIMITED LIABILITY COMPANY (LLC) .. 78 CORPORATIONS, LIMITED AND GENERAL PARTNERSHIPS .. 78 GUARANTY .. 78 ENTITY IDENTITY REVIEW PROCESS .. 78 POWER OF ATTORNEY .. 79 11. INTERESTED PARTY CONTRIBUTIONS .. 80 12. COMPLIANCE .. 81 ADDING OR REMOVING A BORROWER .. 81 EXCLUSIONARY LIST/OFAC/DIPLOMATIC IMMUNITY .. 82 13. BORROWER SPECIFIC TRANSACTIONS .. 83 CITIZENS.

9 83 PERMANENT RESIDENT ALIENS .. 83 NON-PERMANENT RESIDENT ALIENS .. 83 VERIFICATION OF RESIDENCY STATUS .. 83 CREDIT REQUIREMENTS .. 83 EMPLOYMENT/INCOME REQUIREMENTS .. 84 ASSET VERIFICATION .. 84 FOREIGN NATIONAL .. 84 VERIFICATION OF RESIDENCY STATUS .. 84 CREDIT REQUIREMENTS .. 85 EMPLOYMENT/INCOME REQUIREMENTS FOR FOREIGN NATIONAL INVESTMENT FULL DOC PROGRAM .. 86 ASSETS & RESERVES .. 86 FOREIGN BORROWERS WITH PRIOR US RESIDENCY .. 87 Title Copyright 2022 A&D Mortgage LLC - ALL RIGHTS RESERVED. For internal use only. No part of this work may be used, reproduced or transmitted in any form or by any means, by or to any party outside of A&D Mortgage LLC.

10 Created: 09-06-2022 Page | 6 CO-BORROWERS .. 87 CO-BORROWERS WITH DIFFERENT RESIDENCY .. 88 NON-OCCUPANT CO-BORROWERS /CO-SIGNERS / GUARANTORS .. 88 MULTIPLE FINANCED PROPERTIES AND A&D EXPOSURE .. 88 INELIGIBLE BORROWERS .. 88 EXHIBIT 1 - VISA .. 89 Title Copyright 2022 A&D Mortgage LLC - ALL RIGHTS RESERVED. For internal use only. No part of this work may be used, reproduced or transmitted in any form or by any means, by or to any party outside of A&D Mortgage LLC. Created: 09-06-2022 Page | 7 1. INTRODUCTION These GUIDELINES serve to provide direction and consistency in loan, borrower, and property ELIGIBILITY . LENDING PHILOSOPHY A&D Mortgage LLC (hereafter referred to as A&D) evaluates several aspects of the borrower s credit, income, asset and equity profile along with the loan s attributes to make a reasonable and good faith determination on the borrower s ability to repay the loan.