self- employed borrower fannie mae cash flow form 1084 …...fannie mae cash flow analysis form...
TRANSCRIPT
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Genworth Mortgage Insurance Corporation ©2018 Genworth Financial, Inc. All rights reserved.
Self- Employed Borrower
Fannie Mae Cash Flow Form 1084 Part II Business Returns
January 2018
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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
2
Today’s Session Covers Conventional Loans and Reviews K-1’s And
Business Tax Returns; Personal Returns Are Reviewed in Part I.
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Learn to use the Fannie Mae Cash Flow Analysis Form (Form 1084)
and data from tax returns to calculate supportable self-employed
borrower income.
– Calculate Partnership Income and Expenses from K-1s and Form 1065
– Calculate S Corp (Sub-Chapter S) Income and Expenses from K-1s and Form
1120S
Objective
3Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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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
files
– Changes effective for applications dated
February 1, 2016
Fannie Mae Updates
4Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Note The Requirement To Evidence Access To Income Has Since Been
Removed By Fannie Mae
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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
• 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
5Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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7Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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8
Self-Employed Calculators
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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9Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Self-Employment Fannie Mae
10Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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When Is a An Analysis of Income Required?
Fannie Mae 2016 Selling Guide B3-3.2-01, Underwriting Factors and
Documentation for a Self-Employed Borrower (10/24/2016)
12Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Does Borrower Own 25% Or More Of A Business?
16Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Can checking the Self Employed Indicator to “Yes”
increase the risk of the loan when evaluated by DU?
YesNo
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You’ll Need
17Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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In Case Study Part I We
Completed Sections 1-6 of
the Personal Tax Returns
18Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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:You will be working with John and Mary Homeowner who
– Own 50% of an LLC called MHI (Mary)
• Reported on a 1065 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 1120 S Corp Tax Return
• John receives a W-2 Wage Statement from the business
The Case Study
19Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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-Access your Cash Flow Quick Reference Guide Form page two
Calculator and Quick Reference Guide
20Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Analyzing IRS Form K-1
21Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Analyzing IRS Form K-1
22Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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As A Reminder……
23Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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25
1065 Partnership
Line 22 Ordinary Income/Loss
$_________
K-1
%
Line 1 Ordinary Income/Loss
$_________
Schedule E page 2
Part II1040
Line 17 Net Income/Loss Sch.E
$_________
Taxed at a personal rate
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Check for trends or changes
– Gross receipts
– Cost of Good Sold
– Gross Profit
– Bottom line “Ordinary Income”
Partnerships
26
Page 19
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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1065 Partnership
Line 22 Ordinary Income/Loss
$_________
K-1
%
Line 1 Ordinary Income/Loss
$_________
Schedule E page 2
Part II
1040
Line 17 Net Income/Loss Sch.E
$_________
Taxed at a personal rate
27Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Partnership K-1
28
Page 17
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Rental Income - Partnership or S Corps
29Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
No Example
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Partnership K-1
30
Page 17
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Was The Ordinary Income Distributed To the Owner?
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1065 Partnership
Line 22 Ordinary Income/Loss
$_________
K-1
%
Line 1 Ordinary Income/Loss
$_________
Schedule E page 2
Part II
1040
Line 17 Net Income/Loss Sch.E
$_________
Taxed at a personal rate
31Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Schedule E
32Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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1065 Partnership
Line 22 Ordinary Income/Loss
$_________
K-1
%
Line 1 Ordinary Income/Loss
$_________
Schedule E page 2
Part II
1040
Line 17 Net Income/Loss Sch.E
$_________
Taxed at a personal rate
33Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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1040
34Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 2
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Remember We Must Confirm Liquidity
…There was not a distribution so
35Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Fannie Mae 2016 Selling Guide B3-3.2.2-01, Analyzing Partnership
Returns for a Partnership or LLC (10/24/2016)
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K-1 Less than 25% Ownership
36Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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38
Self-Employed Calculators
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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39
Liquidity- Quick Ratio
Generally Accepted Accounting Principles
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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40
Liquidity-Current Ratio
Generally Accepted Accounting Principles
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Balance Sheet
41Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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(Cash #1 + Acct Receivable #2 + #4+ #5 +Other Current Assets #6)
(Acct Pay. #15 + MNB #16 + Other Current Liabilities #17)
Balance Sheet
Quick Ratio or Acid Test
Current Assets :
Current Liabilities:
Current Assets:
Current Liabilities:
42Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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$10,308 + 0 + 0 +0+0 = $10,308
$0 + $0+ $0 = $0
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43
Liquidity
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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-Access your Cash Flow Quick Reference Guide Form page two
Calculator and Quick Reference Guide
44Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Note The Requirement To Evidence Access To Income Has Since Been
Removed By Fannie Mae
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Partnership K-1
45
Page 17
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Partnership K-1
Can We Use Ordinary Income/Rental Income From K-1?
Was There A Distribution? Was Liquidity Verified?
47Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Partnership Form 1065
48Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Partnership Form 1065
49Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Partnership Form 1065
50Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Partnership Form 1065
51Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Partnership Form 1065
52Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Partnership Form 1065
53Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Partnership Form 1065
54Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Partnership Form 1065
55Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Partnership K-1
56Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Can We Use To Qualify? Was The Business Liquid/Solvent?
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Calculator and Quick Reference Guide
57Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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S Corporation Income
58Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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S Corporation
– Can be owned by one person
– “Managing Shareholder” must receive a salary
– Business Income Reported on Form 1120S
– Income reported on Form 1040’s
• Schedule E
• Could also be W-2 wage or 1099 income
– All shareholders of an S Corp are issued K-1’s
– K-1s are attached to the S Corp tax return (IRS Form 1120S)
Advantages
– Taxed on Personal Basis
• S Corp Pays No Tax on Income
– Liability Limited to Amount Invested
Disadvantages
– Limited to 100 Shareholders
Business Classifications
59Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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1120S Corporation
Line 21 Ordinary Income/Loss
$_________
K-1
%
Line 1 Ordinary Income/Loss
Schedule E page 2
Part II
Net Income/Loss $_______
1040
Line 17 Net Income Sch.E
*$_________
*Taxed at a personal rate
60Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Check for trends or changes
– Gross receipts
– Cost of goods sold
– Gross profit
– Bottom line “Ordinary Income”
– W-2 wages
• Were these paid to borrower?
S Corps
61Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Does Our Applicant Have Ownership?
?Is this W-2 wage for Self-Employed or Salary income
62Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 1
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S Corp K-1
63Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Page 2 of K-1 and Page 3 of Form 1120S
64Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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1120S Corporation
Line 21 Ordinary Income/Loss
$_________
K-1
%
Line 1 Ordinary Income/Loss
$_________
Schedule E page 2
Part II
1040
Line 17 Net Income Sch.E
*$_________
*Taxed at a personal rate
65Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Schedule E Partnerships and S Corps
66Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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1120S Corporation
Line 21 Ordinary Income/Loss
$_________
K-1
%
Line 1 Ordinary Income/Loss
$_________
Schedule E page 2
Part II1040
Line 17 Net Income Sch.E
*$_________
*Taxed at a personal rate
67Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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68Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 2
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Before We Can Use The Income
…Was there a distribution? If not then
70Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Fannie Mae 2016 Selling Guide B3-3.2.2-02, Analyzing Returns For
An S Corporation (6/28/2016)
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71Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Liquidity
Generally Accepted Accounting Principles
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Balance Sheet
72Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Balance Sheet
Quick Ratio or Acid Test
Current Assets :
Current Liabilities:
73Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
(Cash #1 + Acct Receivable #2 + #4+ #5 +Other Current Assets #6)
(Acct Pay. #16 + MNB #17 + Other Current Liabilities #18)
Current Assets:
Current Liabilities: 2.09 - Solvency
$8,972 + 0 + 0 +0+0 = $8,972
$0 + $0+ $4,286 = $4,286
Page 30
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74Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Liquidity
Generally Accepted Accounting Principles
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S Corp K-1
75Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Let’s put numbers on our tool
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S Corp K-1 Review
– Was there a distribution?
S Corp K-1
76Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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S Corporation Form 1120S
77Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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S Corporation Form 1120S
78Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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S Corporation Form 1120S
79Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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S Corporation Form 1120S
80Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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S Corporation Form 1120S
81Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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S Corporation Form 1120S
82Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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S Corporation Form 1120S
83Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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S Corporation Form 1120S
84Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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S Corporation Form 1120S
85Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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S Corporation Form 1120S
86Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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S Corporation Form 1120S
87Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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S Corp K-1
?How much does John own
88Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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S Corporation Form 1120S
89Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
And You Have $5000 W-2 Income From The S Corp Business Which Was
Entered On Line 1 Of the 1084 Calculator
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Genworth Underwriting Guidelines
91Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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Genworth Rate Express®
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II 92
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LOS Connections
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II 93
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Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II 94
Training Tools and Information
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Training Tools and Information
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II 9595
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96Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Additional MI Site Information
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97Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
➢ ActionCenter®: 800 444.5664
➢ Your Local Genworth
Regional Underwriter
➢ Your Genworth Sales
Representative
Your Genworth Resources
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98Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Legal Disclaimer Genworth Mortgage Insurance is happy to provide you with these training materials. While we strive 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
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