Loan Program
Select the loan type. Everything below adapts.
Service Status
This determines eligibility path, income sources, and timeline
⭐ Active Duty Pro Tip
Active duty = BAH income! BAH (Basic Allowance for Housing) is tax-free income that strengthens buying power significantly. You'll collect their branch, rank, duty station, and dependent status below to understand their BAH rate. They may also have PCS orders. Ask about their report date to set the closing timeline.
⭐ Veteran Pro Tip
Veterans need their DD-214. This is the discharge document that proves eligibility. Ask if they have it handy. Also ask if they've used their VA benefit before. They may have partial or full entitlement remaining. If they currently own a home with a VA loan, that affects entitlement. Branch and rank are great conversation starters but don't affect the loan.
⭐ Reserve / Guard Pro Tip
Eligibility depends on activation status. Generally, Reserve/Guard members qualify with 6+ years in the Selected Reserve OR 90+ days of active federal service (with wartime/peacetime nuances). Ask about deployment history and whether they've been activated. If currently activated, they may receive BAH. Get their points statement or activation orders. Triston will confirm eligibility via COE.
⭐ Surviving Spouse Pro Tip
Handle with care and respect. Surviving spouses may be eligible in several scenarios: veteran died in service, died from a service-connected disability, was totally disabled for a qualifying period before death, or was POW/MIA. Remarriage at or after age 57 no longer automatically disqualifies. They'll need the veteran's death certificate and marriage certificate. This is sensitive: be compassionate and let Triston handle eligibility confirmation.
Marital & Dependent Status
The military counts spouses as dependents. This directly affects BAH rate.
⭐ Single Buyer Tip
Single with no dependents = "without dependents" BAH rate (lower). Still strong buying power with VA! Ask if they have children. Children count as dependents and bump BAH to the higher rate even if unmarried.
⭐ Married Buyer Tip
Married = "with dependents" BAH rate (higher). Spouses count as dependents in the military's BAH calculation. If the spouse works and is added as a co-borrower, their income can strengthen the loan. If both are veterans, each can use their own entitlement on a joint VA loan. Ask: "Does your spouse also work? Are they also a veteran?"
Dual military? Two service members married to each other can each use their own VA entitlement for an even stronger purchase.
⭐ Divorced Buyer Tip
Ask about child support or alimony obligations. These count as debts on the loan. Also, if they had a prior VA loan with an ex-spouse, entitlement may still be tied up.
Children count as dependents for BAH purposes (even if single/divorced)
✅ Children = Dependents = Higher BAH
Even if single or divorced, having children bumps BAH to the "with dependents" rate. Make a note of this. It helps buying power.
Branch & Rank
Rank + duty station + dependent status = BAH rate
This directly impacts BAH income. Ask the client for their rank.
BAH varies dramatically by location. This is critical.
Marital & Dependent Status
Affects co-borrower options and entitlement
⭐ Single Veteran
Clean and simple. No co-borrower complications. Full entitlement available to them alone.⭐ Married Veteran
If the spouse works and is added as a co-borrower, their income can strengthen the loan. If both are veterans, each can use their own entitlement on a joint VA loan. Ask: "Does your spouse also work? Are they also a veteran?"⭐ Divorced Veteran
Ask about child support or alimony obligations. These count as debts. If they had a prior VA loan with an ex-spouse, entitlement may still be tied up.Service Background
Great conversation starters. Helps you connect with the client.
Optional. This is a rapport builder, not a loan factor.
💬 Conversation Tip
Knowing their branch helps you build rapport. Thank them for their service authentically. Ask about their time in. Veterans often appreciate genuine interest, not just a sales pitch.
This is the discharge document needed to verify eligibility
✅ Great: One Less Step
Have them send it to Triston along with their other docs. This speeds up the preapproval process.⚠ They'll Need to Request It
DD-214 can be requested at National Archives or through eVetRecs. It can take a few weeks. Triston may be able to work with other documentation in the meantime.Marital & Dependent Status
Affects co-borrower options and potentially BAH if activated
Reserve / Guard Eligibility Details
Activation history determines eligibility path
✅ Likely Eligible
90+ days of active federal service qualifies them. If currently activated, they may be receiving BAH. Get their activation orders.⚠ Eligibility Depends on Years of Service
Traditional drilling members generally need 6+ years in the Selected Reserve to qualify. They'll need their points statement to verify. Triston will confirm via COE.⚠ Let's Find Out
No worries. Triston can pull the COE and determine eligibility. Just get the client connected.Surviving Spouse Information
Handle with compassion. Let Triston confirm eligibility.
⚠ Sensitive Situation: Minimal Questions
You only need the client's name, contact info, and to connect them with Triston. He'll handle all eligibility questions with care. You do NOT need to ask about the veteran's service details, cause of death, or other sensitive information during intake.
Credit Score Range
Determines down payment requirement and rate pricing
If they don't know, Triston can pull it during preapproval. Don't guess.
✅ 580+: Standard FHA
3.5% down payment required. This is the standard FHA path. Most FHA borrowers fall here. Rate pricing generally improves as scores go higher, with tier breakpoints along the way. Triston will provide current pricing.
⚠ 500-579: Higher Down Payment Required
10% down payment required. FHA allows scores as low as 500, but the buyer needs significantly more cash at closing. Not all lenders go this low. Triston can confirm if Fairway will approve at this score. Some lender overlays may apply.
Not Sure: That's Okay
No problem. Triston will pull credit during preapproval and determine the exact score, down payment requirement, and rate tier. Don't have the buyer pull their own, since consumer tools may show a different score model.
Down Payment Source
Where is the 3.5% (or 10%) coming from?
✅ Own Savings: Cleanest Path
Simplest scenario. Buyer's own funds in a bank account with 2+ months of statements showing the balance. No extra documentation needed beyond standard bank statements.
🎁 Gift Funds: Documentation Required
FHA allows 100% of the down payment to come from a gift, but it must come from an acceptable donor (family member, employer, charity, government agency). A gift letter is required stating the amount, donor relationship, and that no repayment is expected. The donor's bank statement showing the transfer will also be needed.
🏠 DPA Program: Great Option
Down payment assistance programs can cover part or all of the down payment. Colorado has CHFA, Wisconsin has WHEDA. These layer on top of FHA as a second lien or grant. Income limits and purchase price limits apply. Triston will confirm eligibility and program fit.
⚠ Not Sure: Let's Figure It Out
No worries. This is one of the first things Triston covers in preapproval. He'll review the buyer's full financial picture and identify the best path (savings, gift, DPA, or a combination).
Property Type
FHA has specific rules for certain property types
✅ Single Family: No Extra Hoops
Standard FHA process. No condo approval needed, no self-sufficiency test. The most straightforward FHA transaction.
⚠ Condo / Townhome: Check FHA Approval
The condo project must be on the FHA-approved list OR qualify for Single-Unit Approval (SUA). Check before writing an offer, not after. Use the FHA Condo Lookup Tool → to verify. If it's not approved, Triston can advise on the SUA path.
🏠 Multi-Unit: Self-Sufficiency Test
FHA allows 2-4 unit properties (buyer must live in one unit). For 3-4 units, the property must pass a self-sufficiency test: the rental income from the other units must cover the mortgage payment. Triston will run the numbers to confirm. Great wealth-building strategy for buyers.
Still Searching: No Problem
The property type doesn't affect preapproval. Get the buyer preapproved first, then confirm FHA eligibility once they find a specific property.
First-Time Homebuyer Status
Affects DPA eligibility, not FHA eligibility
FHA definition: hasn't owned a home in the last 3 years
✅ First-Time Buyer
Eligible for FHA AND most DPA programs. CHFA and WHEDA both have first-time buyer programs with grants and second liens. This buyer may qualify for significantly reduced cash to close. Make sure Triston evaluates DPA options during preapproval.
Repeat Buyer: FHA Still Works
FHA does NOT require first-time buyer status. The buyer can use FHA regardless. However, some DPA programs (like certain CHFA tiers) do require first-time status. Triston will identify which programs still apply.
Not Sure: Check the 3-Year Rule
If the buyer hasn't owned a primary residence in the last 3 years, they qualify as a first-time buyer under FHA's definition. Previously owning doesn't disqualify them; only the 3-year lookback matters. Triston will verify.
Down Payment
Determines PMI, rate pricing, and concession limits
3-5% Down: PMI Required
PMI will apply until the loan reaches 78% LTV. Consider HomeReady (Fannie Mae) or Home Possible (Freddie Mac): both allow 3% down with reduced PMI coverage for income-eligible buyers. Seller concessions capped at 3% at this tier. Triston will run the numbers against FHA to see which is cheaper long-term.
5-10% Down: PMI Required, Better Pricing
PMI still applies but rates improve. Seller concessions capped at 3%. This is a solid middle ground: enough skin in the game for good pricing, but not draining all savings. PMI drops off automatically at 78% LTV.
10-20% Down: Strong Position
PMI applies but at lower rates. Seller concessions jump to 6%. This buyer is well-positioned. Rate pricing generally improves as down payment increases. If they're close to 20%, Triston can evaluate whether the rate savings justify the extra cash.
✅ 20%+ Down: No PMI
No PMI required. Seller concessions up to 6% at 20-24.99% down, and up to 9% at 25%+ down (per Fannie Mae / Freddie Mac guidelines for a primary residence). Best rate pricing available. This buyer is in the strongest possible position. The offer will look clean to listing agents: no government program, no PMI complications, maximum flexibility.
Credit Score Range
Conventional has stricter minimums than FHA
If unknown, Triston will pull during preapproval.
✅ 740+: Best Pricing Tier
Lowest rates and lowest PMI. This buyer gets the best conventional has to offer. At this score, conventional almost always beats FHA on total cost.
700-739: Strong
Very competitive pricing. Small rate adjustment vs. 740+. PMI rates are still favorable. Conventional is typically the right call here unless the buyer needs the lower down payment of FHA.
660-699: Solid, Watch Pricing
Conventional works but pricing adjustments increase. PMI rates go up. Triston should compare conventional vs. FHA total cost, since at this range FHA sometimes wins on the monthly payment despite the lifetime MIP.
⚠ 620-659: Conventional Minimum
620 is the floor for most conventional programs. Rate and PMI pricing hit the steepest adjustments here. Triston needs to run both conventional and FHA scenarios, since FHA may be significantly cheaper at this score range.
Not Sure: That's Fine
Triston will pull credit during preapproval and determine the best loan type based on the actual score. Don't have the buyer pull their own, since consumer scores differ from mortgage scores.
Property Type
Conventional has fewer property restrictions than FHA/VA
✅ Single Family: Standard
No extra requirements. Standard conventional process.
✅ Condo / Townhome: No FHA-Style Approval Needed
Big advantage over FHA: conventional loans do NOT require the condo project to be on an approved list. Most condos qualify for conventional financing with minimal review. Some warrantable condo requirements apply (HOA financials, owner-occupancy ratio), but this is handled by the lender, not the agent.
🏠 Multi-Unit (2-4): Investment Potential
Conventional allows 2-4 units (buyer must live in one unit for primary residence pricing). Rental income from other units can help qualify. Down payment may be higher (typically 15-25% for investment properties). Triston will confirm exact requirements based on occupancy type.
Still Searching: No Problem
Property type doesn't affect preapproval. Get the buyer preapproved first, then confirm any property-specific requirements once they find something.
First-Time Buyer & Special Programs
Unlocks 3% down options and potential DPA
Conventional definition: hasn't owned a home in the last 3 years
✅ First-Time Buyer, Special Programs Available
Eligible for 3% down programs:
- HomeReady (Fannie Mae): 3% down, reduced PMI coverage, household income capped at 80% of AMI. Boarder/rental income allowed.
- Home Possible (Freddie Mac): 3% down, reduced PMI coverage, household income capped at 80% AMI.
- Conventional 97 (Fannie/Freddie): 3% down, no income limits, but at least one borrower must be a first-time buyer.
Repeat Buyer, Still Good Options
HomeReady and Home Possible do NOT require first-time buyer status (only the 80% AMI income cap). Standard conventional with 5%+ down is always available. Some DPA programs have exceptions for repeat buyers too. Triston will find the best fit.
Not Sure: Check the 3-Year Rule
If the buyer hasn't owned a primary residence in the last 3 years, they qualify as first-time. This opens up 3% down programs and more DPA eligibility. Triston will verify.
Base Loan Type
CHFA layers DPA on top of your base mortgage: which one?
CHFA pairs with FHA, Conventional, VA, or USDA. The base loan determines down payment, PMI/MIP, and property rules. If unsure, Triston will match the best fit.
✅ FHA Base: Most Common CHFA Path
3.5% down (can be covered by CHFA DPA). FHA is the most common base loan for CHFA. MIP applies for the life of the loan. Min credit score 620 for CHFA. FHA property standards apply.
✅ Conventional Base: PMI Cancels
3-5% down (can be covered by CHFA DPA). PMI cancels at 78% LTV, unlike FHA's lifetime MIP. May need slightly higher credit score for best pricing. Fewer property restrictions than FHA.
🎖 VA Base: Stack VA + CHFA
Zero down + CHFA DPA for closing costs. Powerful combo for veterans. No PMI, no MIP. CHFA assistance covers closing costs and prepaids. Triston will confirm entitlement and CHFA eligibility together.
Not Sure: Triston Will Match It
No problem. The base loan type depends on the buyer's credit, down payment, veteran status, and property type. Triston will recommend the best base loan during preapproval.
CHFA DPA Program
Grant vs. Second Mortgage: different trade-offs
🎁 DPA Grant, No Repayment Required
A percentage of the first mortgage, paid as a grant. No second lien, no repayment. Trade-off: slightly higher interest rate on the first mortgage. Best for buyers who want simplicity and lower total debt. Current-cycle percentage and dollar caps vary by program tier and change periodically. Triston confirms.
💰 DPA Second Mortgage, More Assistance
A larger percentage of the first mortgage, structured as a second lien. Typically 0% interest and deferred repayment, triggered by sale, refinance, or if it’s no longer the primary residence. Slightly higher first mortgage rate. Best for buyers who need maximum assistance. Current-cycle percentage, dollar caps, and deferral terms change periodically. Triston confirms.
Not Sure, Triston Will Compare
Triston will run both scenarios side-by-side and show the buyer which option results in the better monthly payment and long-term cost. The difference is usually small.
Credit Score
CHFA requires a minimum 620 mid-score
✅ 680+: Best CHFA Pricing
Qualifies for all CHFA programs with the best rate pricing. Strong position for both FHA and conventional base loans.
✅ 640-679: Solid CHFA Range
Qualifies for CHFA. Rate pricing is good. Conventional base loan will work at 640+. FHA base loan works well here too.
⚠ 620-639: CHFA Minimum Range
This is the floor for CHFA. FHA base loan is usually the better fit at this score. Rate pricing will be higher. Triston will confirm if the overall DTI and payment work.
🚨 Below 620: Does Not Qualify for CHFA
CHFA requires a minimum 620 mid-score. Options: FHA without CHFA (goes down to 580), credit improvement plan with Triston, or explore other DPA programs that may have lower score requirements.
Not Sure: Triston Will Pull It
No problem. Triston will pull credit during preapproval and determine the exact score. Don't have the buyer pull their own, since it may show a different scoring model.
First-Time Buyer Status
Most CHFA programs require first-time buyer status
CHFA defines "first-time" as not having owned a primary residence in the prior 3 years. Veterans and buyers in CHFA targeted areas may be exempt.
✅ First-Time Buyer: Qualifies
Meets the CHFA first-time buyer requirement. Proceed with program selection. Homebuyer education will be required before closing.
⚠ Has Owned Recently: May Not Qualify
If they've owned a primary residence in the last 3 years, most CHFA programs won't work. Exceptions: CHFA targeted areas and some veteran exemptions. Triston will check the property address against targeted area maps.
🎖 Veteran: May Be Exempt
Veterans may be exempt from the first-time buyer requirement. This opens CHFA to repeat buyers who served. Triston will confirm based on service status and COE.
Not Sure: We'll Figure It Out
Triston will verify ownership history during preapproval. If they're borderline (e.g., sold 2.5 years ago), exact dates matter.
Homebuyer Education
Required for ALL CHFA borrowers, must be completed before closing
⚠ This Is a Hard Requirement: Don't Skip It
Every CHFA borrower must complete a CHFA-approved homebuyer education course before closing. This is a non-negotiable program requirement. If the buyer hasn't started, they need to start NOW. Late completion = delayed closing.
Options:
• Online courses: Available 24/7, can be completed in a few hours
• In-person classes: Free through CHFA-approved providers
• Must be from a CHFA-approved provider (not just any homebuyer class)
Minimum Financial Investment
CHFA requires the buyer to contribute their own funds
💰 Buyer Must Contribute Their Own Funds
CHFA requires the buyer to contribute a minimum amount of their own funds toward the purchase. This can come from savings or a family gift, but it cannot come from the DPA itself. Make sure the buyer knows this upfront so there are no surprises at closing. Triston confirms the current-cycle minimum investment amount before preapproval.
Base Loan Type
WHEDA layers DPA on top of your base mortgage: which one?
WHEDA works with FHA and Conventional base loans. No VA or USDA through WHEDA. If unsure, Triston will recommend.
✅ FHA Base: Lower Credit Floor
Min 620 credit score through WHEDA. 3.5% down (can be covered by WHEDA DPA). MIP for life of the loan. FHA property standards apply. Good path for buyers with lower credit scores.
✅ Conventional Base: PMI Cancels
Min 640 credit score through WHEDA. 3-5% down (can be covered by WHEDA DPA). PMI cancels at 78% LTV. Fewer property restrictions. Better long-term cost for most buyers.
Not Sure: Triston Will Match It
The base loan type depends on credit score, down payment source, and property type. Triston will compare FHA vs. conventional and recommend the best fit during preapproval.
WHEDA DPA Program
Easy Close Advantage vs. Capital Access: very different structures
💰 Easy Close Advantage (Amortizing Second)
A percentage-based second mortgage with a real monthly payment at the same rate as the first mortgage. Because it’s amortizing, it adds to monthly DTI. Available for FHA and Conventional base loans. Current maximum DPA percentage, term length, and max combined LTV change periodically. Triston confirms.
⚠ Key consideration: The monthly payment on the second mortgage can push DTI over limits. Triston will run the full payment scenario before committing.
🌟 Capital Access (Deferred/No Payment)
A flat-dollar assistance amount structured as a deferred second with no monthly payments. Much better for DTI since there’s no monthly payment. BUT: limited funding, allocated first-come first-served. Has separate, lower income limits than Easy Close. Current flat-dollar amount, term, and income limits change periodically. Triston confirms.
🚨 Funding runs out fast. If the buyer qualifies, lock this in immediately. Don’t wait. Triston can check availability in real time.
Not Sure: Triston Will Compare
The two programs have very different structures. Triston will run both scenarios and show the buyer the monthly payment, total cost, and DTI impact for each option.
Credit Score
Minimum depends on the base loan type
✅ 680+: Best WHEDA Pricing
Qualifies for all WHEDA programs with the best rate pricing. Both FHA and conventional base loans available.
✅ 640-679: Full WHEDA Access
Qualifies for both FHA (620+) and conventional (640+) base loans through WHEDA. Good position for either path.
⚠ 620-639: FHA Base Only
Conventional requires 640+. FHA base loan with WHEDA DPA will work at 620+. Rate pricing will be higher but the deal is doable.
🚨 Below 620: Does Not Qualify for WHEDA
WHEDA requires a minimum 620 mid-score (FHA) or 640 (conventional). Options: FHA without WHEDA (goes down to 580), credit improvement plan, or explore alternative programs.
Not Sure: Triston Will Pull It
No problem. Triston will pull credit during preapproval and determine the exact score and which WHEDA base loan works best.
First-Time Buyer Status
WHEDA serves both first-time and move-up buyers
✅ First-Time Buyer: Full Access
Qualifies for all WHEDA programs. Homebuyer education is required before closing.
✅ Repeat Buyer: WHEDA Advantage Still Available
Good news: WHEDA Advantage programs serve both first-time and move-up buyers. The first-time buyer requirement may be waived in targeted areas or for veterans. Triston will confirm eligibility based on the specific property and buyer situation.
Not Sure: We'll Figure It Out
Triston will verify ownership history during preapproval. WHEDA is more flexible than many state programs on this requirement.
Homebuyer Education
Required for all WHEDA borrowers, must be completed before closing
⚠ Required: Don't Skip It
Every WHEDA borrower must complete a WHEDA-approved homebuyer education course before closing. Available online. Must be from a WHEDA-approved educator. If the buyer hasn't started, flag this now, since late completion delays closing.
Base Loan Type
HOME+PLUS layers DPA on top of your base mortgage: which one?
HOME+PLUS pairs with FHA, VA, USDA, or Conventional (HFA Preferred / HFA Advantage). Base loan determines down payment, MI structure, and property rules. If unsure, Triston will match the best fit.
✅ FHA Base: Most Common HOME+PLUS Path
3.5% down (can be covered by HOME+PLUS DPA). FHA is the most common base loan for HOME+PLUS. MIP applies for the life of the loan. Min credit score 640 for HOME+PLUS (higher than FHA's standalone 580 floor). FHA property standards apply.
✅ Conventional HFA Preferred / Advantage: Reduced MI
3% down (can be covered by HOME+PLUS DPA). Fannie HFA Preferred and Freddie HFA Advantage both offer reduced mortgage insurance coverage versus a standard conventional loan, meaning lower monthly PMI at the same LTV. PMI drops off at 78% LTV automatically. Best long-term value for buyers with 640+ credit.
🎖 VA Base: Stack VA + HOME+PLUS
Zero down + HOME+PLUS DPA for closing costs. Powerful combo for Arizona veterans. No PMI, no MIP. HOME+PLUS assistance covers closing costs and prepaids. Funding fee waived if the veteran has a service-connected disability rating. Triston will confirm entitlement and HOME+PLUS eligibility together.
🍌 USDA Base: Rural Arizona
Zero down + HOME+PLUS DPA for closing costs. Only works in USDA-eligible rural areas of Arizona, so check the USDA property eligibility map. Income limits are stricter than FHA or conventional. Triston will confirm the property is eligible before recommending this path.
Not Sure: Triston Will Match It
No problem. The base loan depends on the buyer's credit, down payment, veteran status, rural property status, and long-term plans. Triston will recommend during preapproval.
HOME+PLUS DPA Amount
How much assistance the buyer needs
HOME+PLUS offers multiple DPA tiers as a percentage of the first mortgage. Higher DPA tier means a slightly higher first-mortgage rate. Current percentage caps and tier structure change with each bond issuance. Triston confirms.
✅ Lower DPA Tier, Best First-Mortgage Rate
Covers most of an FHA or Conventional HFA down payment. Best first-mortgage pricing in the HOME+PLUS suite. Good fit for buyers who have some cash for closing costs but need help with the down payment.
💰 Middle DPA Tier
Covers down payment plus part of closing costs. Balanced rate and assistance trade-off. Common choice.
💰 Maximum DPA Tier
Can cover the full FHA/Conv down payment plus most closing costs. Slightly higher first-mortgage rate in exchange. Best for buyers who need to minimize cash to close and plan to stay in the home long enough that the rate difference is worth the upfront savings.
Not Sure, Triston Will Model It
Triston will run each tier side-by-side and show the buyer which one results in the best combination of cash-to-close and monthly payment. Usually the answer depends on how long the buyer plans to stay.
Credit Score
HOME+PLUS requires a minimum 640 mid-score
✅ 720+: Best HOME+PLUS Pricing
Qualifies for all HOME+PLUS tiers with the best rate pricing on the conventional HFA Preferred/Advantage base loan. Strong position.
✅ 680-719: Solid HOME+PLUS Range
Qualifies for HOME+PLUS with strong rate pricing. Both FHA and Conventional HFA base loans work well at this score.
⚠ 640-679: HOME+PLUS Minimum Range
640 is the floor for HOME+PLUS. FHA base loan is usually the better fit at this score. Rate pricing will be higher on conventional. Triston will confirm overall DTI and payment work.
🚨 Below 640: Does Not Qualify for HOME+PLUS
HOME+PLUS requires a minimum 640 mid-score. Options: standalone FHA (no DPA) goes down to 580, credit improvement plan with Triston, or explore local Arizona DPA programs with different score floors (Home in Five Advantage, Pima Tucson Homebuyers Solution, etc.).
Not Sure: Triston Will Pull It
No problem. Triston will pull credit during preapproval. Don't have the buyer self-pull, since it may show a different scoring model.
First-Time Buyer Status
HOME+PLUS does NOT require first-time buyer status
✅ Repeat Buyers Welcome
HOME+PLUS has no first-time homebuyer requirement statewide. This is one of HOME+PLUS's biggest advantages over CHFA and WHEDA. Whether it's the buyer's first home or fifth, they can qualify as long as they meet the income, credit, and property requirements.
Income & Purchase Price Limits
Vary by county, typically higher than buyers expect
💰 County-by-County Limits
HOME+PLUS income and purchase price limits are set by county. In Maricopa and Pima counties they're notably generous. Many buyers who assume they earn too much actually qualify. Triston will pull the exact current-year limits for the county the buyer is shopping in and confirm eligibility before writing an offer.
Homebuyer Education
Required for ALL HOME+PLUS borrowers, must be completed before closing
⚠ Required: Don't Skip It
Every HOME+PLUS borrower must complete an approved homebuyer education course before closing. Available online through approved providers (eHome America, Framework, etc.). If the buyer hasn't started, flag this now, since late completion delays closing.
Local Arizona DPA Alternatives
If HOME+PLUS doesn't fit: county/city programs that might
HOME+PLUS is the statewide default, but several Arizona counties and cities run their own DPA programs with different income limits, assistance amounts, or target populations:
- Home in Five Advantage (Maricopa County). DPA for first-time buyers, with bonus tiers for qualified veterans, teachers, first responders, and healthcare workers.
- Pima Tucson Homebuyers Solution (Pima County outside City of Tucson). DPA program with its own tier structure.
- City of Phoenix Open Doors (Phoenix residents). Income-based DPA.
- WISH / IDEA grants: Federal Home Loan Bank of San Francisco matching-funds grants via participating lenders.
Each program’s assistance percentages, income limits, and eligibility rules update periodically. Triston confirms current-cycle specifics before reserving.
💡 Triston Will Layer These Correctly
Some of these can stack with HOME+PLUS, some replace it. A few have first-time buyer requirements HOME+PLUS doesn't. Triston will identify which combination maximizes the buyer's assistance without breaking program rules.
VA Loan History
Determines entitlement and funding fee
✅ First-Time Use: Great News
Full entitlement available. The VA funding fee will be at the lower "first use" rate. No complications. This is the cleanest scenario.⚠ Subsequent Use: Check Entitlement
Funding fee is higher on subsequent use (unless they have a VA disability rating). Ask:
- Was the previous VA loan paid off and the property sold?
- Did they do a one-time restoration of entitlement?
- Is there a current VA loan still active?
⚠ Not Sure: Let's Find Out
No problem. Triston can pull the COE (Certificate of Eligibility) and see exactly what entitlement is available. Don't guess.VA Disability Rating
This saves your client real money
Ask respectfully: "Do you receive any VA disability compensation?"
💰 Disability Rating = VA Funding Fee WAIVED
This is huge. Any disability rating (even 10%) waives the VA funding fee entirely. That's thousands of dollars saved. Additionally, VA disability income is tax-free and may be used as qualifying income. Ask what percentage their rating is.
🔗 VA Disability Compensation Rate Table →
Funding Fee Will Apply
No worries. The funding fee can be financed into the loan. It won't require cash at closing. First-time use = lower fee. Subsequent use = slightly higher.Housing Situation & Timeline
Understanding urgency and current living situation
Renting: Know Their Lease
When does the lease expire? This sets your closing timeline. Many landlords allow early termination with military orders (SCRA protection).✅ PCS Move: Built-In Timeline
PCS = a hard deadline. Ask for their report date and work backwards from there. Note: their timeline is between you and your client. Use it to plan, not as a negotiating point disclosed to the other side.Barracks/Base Housing: Flexible Timeline
No lease to break. They can close whenever works. They'll start collecting BAH once they move off-base (with command approval). Make sure they've notified their chain of command.⚠ Currently Owns: Entitlement Question
If they currently have a VA loan, entitlement may be tied up. If it's a conventional loan, no entitlement issue. Ask: "Is your current home loan a VA loan?"Approximate. Triston will confirm exact buying power.
Housing Situation & Timeline
Understanding urgency and current living situation
Renting: Know Their Lease
When does the lease expire? This sets your closing timeline. If month-to-month, they have more flexibility. If locked in, check for early termination terms.Living with Family: Flexible Timeline
No lease to break. This buyer can close on their schedule. Great position to be in. Use it to negotiate a closing date that works for the seller.⚠ Currently Owns: Equity & Timing
Do they need to sell before buying? If so, the timeline and offer strength are different. Ask: "Do you need the proceeds from your current home for the down payment?"Approximate. Triston will confirm exact buying power.
Client Contact Info
So Triston can reach out for preapproval
📞 Things to Discuss with Triston for This Client
Based on what you've entered, here's what Triston needs to know about or verify for this client:
Intake Summary
📋 Client Profile at a Glance
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Deal Strength
0/100
Complete the checklist below
Check items as you confirm them. Your score updates live.
VA CLOSE: Pre-Offer Checklist
Run this framework BEFORE submitting any VA offer
Check each item as you confirm it. Do not submit an offer until all boxes are green.
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V: Value Checked First
Review comps before writing. Know whether the price is supported, stretched, or aggressive.
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A: Assets + Eligibility Verified
COE confirmed, cash to close reviewed, buyer knows exactly what funds are available.
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C: Credit / Income Docs Reviewed
Full-doc preapproval from Triston, not just a loose prequal. This is your competitive edge.
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L: Lender Confidence Ready to Demonstrate
Have Triston's strong preapproval letter and direct contact info ready to include WITH the offer package. Consider having Triston call the listing agent at time of submission.
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O: Offer Aligned to Seller Priorities
Closing date, possession, response times, and seller timing issues are solved. What does the SELLER need besides price?
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S: Safety / MPR Issues Screened
Watch for peeling paint, broken glass, exposed wiring, missing rails, leaks, or obvious safety issues BEFORE writing.
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E: Expectations Set with Buyer
Buyer already knows gap limits, repair tolerance, renegotiation line, and walk-away point.
Fairway Advantage Program
Your secret weapon to make VA offers even more competitive
🌟 Competitive Edge
The Fairway Advantage program can help make your VA offer compete head-to-head with conventional and even cash offers. Benefits may include:
- Accelerated closing timelines to compete with cash offer speed
- Upfront underwriting so the buyer is fully approved before you write the offer
- Stronger preapproval letter that listing agents take notice of
Concessions, Credits & Offer Structure
What you can bake into the offer to make it stronger
VA Seller Concession Rules
| Concession Type | VA Rule |
|---|---|
| Seller Concessions (max) | Up to 4% of the sale price. Covers things BEYOND normal closing costs (e.g., paying off buyer debts, funding fee, prepaid items beyond standard). |
| Seller-Paid Closing Costs | No limit on normal closing costs. The seller CAN pay all reasonable closing costs. This is NOT the same as concessions. |
| Temporary Buydown | Seller can fund a temporary rate buydown (2-1, 1-0) to lower early payments. |
| Permanent Buydown | Seller credits can be used to buy discount points. |
| VA Funding Fee | Seller CAN pay the VA funding fee. Counts toward the 4% concession cap if seller pays it. May be tax-deductible for some borrowers (refer any tax questions to the buyer’s CPA). |
| Buyer-Agent Commission | 2026: Buyer can pay directly. Cannot be financed into the loan (must come from buyer's cash). Seller can still pay it, and under current VA guidance seller-paid buyer-agent commission is generally NOT counted against the 4% concession cap. Must be disclosed in a signed buyer-agent agreement before touring. |
💡 Pro Move: Structuring Credits
The smartest VA offers bake credits in strategically:
- Ask for seller-paid closing costs (no cap). Reduces cash needed at close.
- Use up to 4% in concessions for buydown, funding fee, or prepaid items
- Consider a slightly higher offer price with built-in seller credits, if comps support it
What to Say to the Listing Agent
Sell the buyer, the file, and the plan, not "VA"
"I want to give you a heads up about my buyer’s file. They have a full-doc preapproval (not a prequal) with all income, assets, and credit reviewed. Their COE is confirmed, cash to close is verified, and we’ve already screened the property for MPR concerns. My buyer is also covering their own agent commission, so that’s not coming out of your seller’s side. My lender is VA-specialized and targeting a 30-day close, with a plan for any appraisal pressure points. This is a clean, closeable file. What matters most to your seller besides price?"
Key Talking Points:
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Full-doc preapproval: income, assets, credit reviewed
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COE confirmed, cash to close verified, usable funds known
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Value risk reviewed before writing. Comps support the price.
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MPR / safety issues pre-screened
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Lender has plan for appraisal pressure and closing timeline
🚫 NEVER Say These Things
- "VA is risk-free": Nothing is risk-free. Sell certainty, not slogans.
- "Seller has to pay all buyer costs": This was never true, and now buyers can even pay their own agent commission. Don't spread outdated myths.
- "Appraisal = inspection": They are different. Don't conflate them.
- "We'll figure value out later": This makes you look unprepared.
- Any specific rate, payment amount, or loan term: That's Triston's job.
MPR Quick-Screen (Minimum Property Requirements)
Check these BEFORE writing to avoid surprises
✅ 2026 Update: MPR Framework Streamlined
The VA has streamlined several MPRs in 2026, reducing friction on items that historically flagged appraisals without affecting safety. The core safety standards below still apply. Triston will confirm current MPR status on any flagged file before it becomes a problem.
Walk the property (or review photos) for these remaining MPR flags:
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🎨 Peeling/chipping paint (especially pre-1978 homes)
VA requires paint to be intact. Pre-1978 = lead paint concern = bigger issue.
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🟦 Broken windows or glass
All glass must be intact.
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⚡ Exposed wiring or electrical hazards
Open junction boxes, hanging wires, or missing outlet covers.
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🚪 Missing handrails or deck rails
Stairs with 3+ risers need handrails. Elevated decks need guardrails.
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💧 Active leaks or water damage
Roof leaks, plumbing leaks, water stains on ceilings.
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♿ HVAC / Hot water / Adequate heating
Property must have working heating and hot water.
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🚧 Roof condition
Roof must be in functional condition. Significant deterioration, active leaks, or curled/missing shingles will flag. Appraisers often look for roughly 2 years of remaining useful life as a guideline.
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🏠 Foundation / crawlspace access
Crawlspace must be accessible and free of standing water.
⚠ If You Spot MPR Issues
Don't panic. Identify them early so they can be addressed in the offer. Finding them before = you look like a pro.FHA READY: Pre-Offer Checklist
Confirm each item BEFORE submitting an FHA offer
Check each item as you confirm it. Do not submit an offer until all boxes are green.
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R: Review Comps First
Know whether the price is supported before writing. FHA appraisals stick for 120 days, so a low appraisal follows the property, not the buyer.
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E: Establish Down Payment & Cash to Close
Confirm the source (savings, gift, DPA) and verify the buyer has enough for down payment + closing costs + reserves. Gift letters ready if applicable.
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A: Appraisal Standards Screened
Walk the property or review photos for FHA red flags: peeling paint on pre-1978, missing handrails, broken glass, HVAC issues, roof condition, water damage.
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D: Documentation Complete
Full-doc preapproval from Triston: income, assets, and credit reviewed. Not a loose prequal. This is your competitive edge against other FHA offers.
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Y.Your Offer Aligned to Seller
Closing date, possession, concession requests, and response timeline are realistic and aligned to what the seller actually needs.
Fairway Advantage Program
Make your FHA offer compete with conventional and cash
The Fairway Advantage program can help FHA offers close faster and look stronger to listing agents. Benefits may include:
- Accelerated closing timelines
- Upfront underwriting before the appraisal
- Stronger, more detailed preapproval letter
Concessions, Credits & Offer Structure
FHA rules for what you can bake into the offer
| Item | FHA Rule |
|---|---|
| Seller Concessions (max) | Up to 6% of the sale price.covers closing costs, prepaid items, discount points, and MIP. More generous than VA (4%) or conventional (3-9% tiered). |
| Upfront MIP | 1.75% of the loan amount.can be financed into the loan (added to base loan amount). Buyer does NOT need cash for this. |
| Annual MIP | 0.55%/year for most borrowers (30-year, LTV > 95%). Paid monthly as part of the mortgage payment. Lasts the life of the loan. |
| Seller-Paid Closing Costs | Counts toward the 6% concession cap. Normal closing costs (title, escrow, recording) can all be seller-paid within that limit. |
| Temporary Buydown | Seller can fund a 2-1 or 1-0 buydown within the 6% cap. Great way to use seller concessions to reduce year-one payments. |
| Buyer-Agent Commission | Buyer can pay directly. Cannot be rolled into the FHA loan. Must be disclosed in signed buyer-agent agreement. Plan for this in total cash-to-close. |
Positioning Your FHA Offer
How to present FHA strength to the listing side
"This buyer has a full-doc preapproval: income, assets, and credit have all been reviewed and verified by the lender. The down payment source is confirmed and documented. We’ve pre-screened the property for FHA appraisal standards and don’t anticipate issues. Our lender is targeting a 30-day close on this file and is available to speak with you directly about file strength and timeline."
Key points to emphasize: FHA is a government-backed loan with reliable funding. The 6% concession cap gives sellers more flexibility than VA or low-down conventional. A strong FHA file with upfront underwriting closes just as reliably as conventional.
FHA Property Standards Quick-Screen
Check these BEFORE writing to avoid appraisal surprises
FHA appraisals evaluate both value AND property condition. Walk the property or review photos for these flags:
💡 FHA vs. VA Property Standards
FHA and VA share most of the same property requirements (safe, sanitary, structurally sound). If you know the VA MPR checklist, you already know most of the FHA standards. The main FHA-specific items are highlighted below.
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🎨 Peeling/chipping paint (pre-1978 = lead paint concern)
FHA requires ALL peeling paint to be scraped, primed, and repainted on pre-1978 homes. This is the #1 FHA appraisal flag.
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🟦 Broken windows or cracked glass
All windows must be intact and operational. Cracked or broken glass must be replaced.
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⚡ Electrical hazards
Open junction boxes, exposed wiring, missing outlet covers, non-functional outlets in living areas.
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🚪 Missing handrails and guardrails
Stairs with 3+ risers need handrails. Elevated decks, porches, and balconies need guardrails.
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💧 Water damage, active leaks, or plumbing issues
Roof leaks, plumbing leaks, water stains on ceilings. Evidence of ongoing moisture problems.
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♿ HVAC, hot water, and adequate heating
Must have functional heating and hot water. Each habitable room needs a heat source. Central AC is NOT required.
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🚧 Roof condition
Roof must be in functional condition with no active leaks and no significant deterioration. Appraisers often use roughly 2 years of remaining useful life as a guideline; missing shingles or visible damage will flag.
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🏠 Foundation and crawlspace
Crawlspace must be accessible and free of standing water. Foundation cracks and settling beyond normal are flagged.
⚠ FHA Appraisal Sticks for 120 Days
Unlike conventional, an FHA appraisal is assigned a case number tied to the property. If the appraisal comes in low or flags issues, it follows the property for 120 days, even if a different FHA buyer writes an offer. Screen the property carefully before committing.Buyer Readiness Check
Confirm these before the offer goes in
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Full-doc preapproval: income, assets, credit reviewed
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Down payment source confirmed and documented
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MIP explained to buyer (upfront + monthly)
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Property type verified FHA-eligible (condo approval checked if applicable)
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Lender has plan for appraisal and closing timeline
CONV READY: Pre-Offer Checklist
Confirm each item BEFORE submitting a conventional offer
Check each item as you confirm it.
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C: Comps Reviewed
Know whether the price is supported before writing. Conventional appraisals are less restrictive than FHA/VA but value still matters.
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O: Offer Aligned to Seller
Closing date, possession, concession requests, and response timeline match what the seller needs. Conventional = fewer hoops, so lean into that.
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N: No Surprises on Cash to Close
Down payment + closing costs + reserves + agent commission (if buyer-paid) all accounted for. Buyer knows the full number.
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V: Verified Preapproval
Full-doc preapproval from Triston, with income, assets, and credit reviewed. Not a surface-level prequal. This is what separates you.
Fairway Advantage Program
Close faster and stand out even with conventional financing
The Fairway Advantage program can give your conventional offer an edge, especially in multiple-offer situations. Benefits may include:
- Accelerated closing timelines (subject to program eligibility and file complexity)
- Upfront underwriting before the appraisal
- Stronger, more detailed preapproval letter
Concessions, Credits & Offer Structure
Conventional rules: tiered by down payment
| Item | Conventional Rule |
|---|---|
| Seller Concessions: Under 10% Down | Max 3% of sale price. Covers closing costs, prepaids, and discount points. This is the tightest cap, so structure carefully. |
| Seller Concessions: 10-25% Down | Max 6% of sale price. More room for buydowns and closing cost coverage. |
| Seller Concessions: 25%+ Down | Max 9% of sale price. Maximum flexibility. Rarely a constraint at this level. |
| PMI | Required under 20% down. Automatically cancels at 78% LTV. Can request removal at 80%. Unlike FHA MIP, this goes away. |
| Temporary Buydown | Seller can fund a 2-1 or 1-0 buydown within the concession cap. Popular strategy to reduce year-one payment. |
| Lender Credits | Triston can offer lender credits (higher rate = lower closing costs). Good option when seller concessions are maxed. |
| Buyer-Agent Commission | Buyer can pay directly. Under current Fannie Mae and Freddie Mac guidance, seller-paid buyer-agent commission generally does NOT count as an Interested Party Contribution / concession. Discuss structuring with Triston before committing. |
Positioning Your Conventional Offer
Conventional is already the gold standard: here's how to make it shine
"This buyer has a full-doc preapproval with all income, assets, and credit verified by the lender. Conventional financing, no government appraisal requirements, no property condition mandates beyond standard safety. Our lender is targeting an accelerated close on this file and is available to speak with you directly about the file strength and timeline."
Conventional advantages to highlight: No government property standards (just standard appraisal), faster typical closing, no MIP/funding fee, PMI cancels at 78% LTV. For listing agents, conventional is the easiest loan to say yes to, so make sure your file quality backs that up.
Buyer Readiness Check
Confirm these before the offer goes in
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Full-doc preapproval: income, assets, credit reviewed
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Down payment source confirmed (savings, gift, DPA)
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PMI plan discussed if under 20% down
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Concession structure within tiered cap (3/6/9%)
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Closing timeline confirmed with Triston
CHFA READY: Pre-Offer Checklist
Confirm each item BEFORE submitting a CHFA offer
CHFA adds a DPA layer on top of your base loan (FHA/Conv/VA). Check each item as you confirm it.
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C: Comps Reviewed
Know whether the price is supported. The base loan appraisal standards apply (FHA standards if FHA base, conventional if conv base).
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H: Homebuyer Education Scheduled or Complete
This is a hard requirement. If not done before closing, the deal dies. Confirm the buyer has started or completed a CHFA-approved course.
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F: Funds Verified (Minimum Investment + Closing Costs)
Buyer must contribute CHFA’s required minimum of their own funds. DPA covers the rest, but confirm total cash-to-close and current-cycle minimum with Triston.
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A: Assistance Type Confirmed (Grant vs. Second)
Grant = no repayment, slightly higher rate. Second mortgage = more assistance, deferred repayment. Triston has already run the comparison.
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!: Income Limits Verified
CHFA has county-specific income limits based on household size. If the buyer is close to the limit, Triston needs to confirm BEFORE the offer goes in. Over-income = deal dead.
CHFA Documentation Checklist
Extra docs required beyond the base loan
CHFA requires additional documentation on top of standard FHA/Conventional docs:
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Homebuyer education certificate
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Income verification for ALL household members (not just borrowers)
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Minimum investment documentation (bank statement showing the buyer’s own funds)
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First-time buyer affidavit (or veteran/targeted area exemption)
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Property in Colorado (primary residence only)
⚠ Household Income ≠ Borrower Income
CHFA counts ALL income from everyone living in the household, not just the people on the loan. A non-borrowing spouse's income, adult children's income, or roommate income may count. This is the #1 surprise that kills CHFA deals. Triston will verify.
Concessions & Cost Structure
CHFA follows the base loan concession rules
| Item | CHFA Rule |
|---|---|
| Seller Concessions | Follows the base loan: FHA = 6%, Conv under 10% down = 3%. CHFA doesn’t add its own cap. Base loan rules apply. |
| DPA Grant | Grant-based assistance, no repayment required. Slightly higher first mortgage rate. Does NOT count as a seller concession. Triston confirms current percentage and dollar cap. |
| DPA Second Mortgage | Second lien at 0% interest, deferred repayment. Does NOT count as a seller concession. Triston confirms current percentage, dollar cap, and deferral term. |
| Minimum Investment | CHFA requires the buyer to contribute a minimum amount of their own funds. Can be from savings or family gift. Cannot come from DPA. Triston confirms current minimum. |
| Higher Rate on First Mortgage | CHFA DPA comes with a slightly above-market rate. This is the trade-off for the assistance. Triston will show the exact rate and payment comparison. |
| Buyer-Agent Commission | Same rules as the base loan. Buyer can pay directly. Cannot be rolled into the loan. Must be disclosed in buyer-agent agreement. |
Positioning Your CHFA Offer
How to present DPA strength to the listing side
"This buyer has a full-doc preapproval with income, assets, and credit verified by the lender. They’re using a state-backed down payment assistance program through CHFA, a government-supported program, not a shaky loan. The DPA is already approved and documented. Our lender is targeting a 30-day close and is available to speak with you directly about the file strength."
Key points: CHFA is a state housing authority program, not a risky lender product. The DPA is locked in before the offer. The base loan (FHA or conventional) is standard government-backed or agency financing. The file is fully documented. Don't let listing agents treat DPA as a red flag; it's a strength.
🚫 NEVER Say These Things
- "The buyer doesn't have any money": they have their own required minimum investment plus state-backed assistance. Frame it as resourceful, not broke.
- "It's basically free money": the grant version is, but the second mortgage has deferred repayment. Don't oversimplify.
- Any specific rate or payment amount: that's Triston's job. CHFA rates are slightly above market, so let him present that.
Buyer Readiness Check
Confirm these before the offer goes in
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Full-doc preapproval with CHFA approval confirmed
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DPA type selected (grant or second mortgage)
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Homebuyer education complete or scheduled
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CHFA minimum investment confirmed (current-cycle amount)
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Income within CHFA county limits
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Property pre-screened for base loan standards
WHEDA READY: Pre-Offer Checklist
Confirm each item BEFORE submitting a WHEDA offer
WHEDA adds DPA on top of FHA or conventional. Check each item as you confirm it.
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W: Wisconsin Property Confirmed
WHEDA is Wisconsin-only. The property must be in Wisconsin and be the buyer's primary residence.
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H: Homebuyer Education Complete
Required before closing. Must be from a WHEDA-approved educator. Available online.
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E: Easy Close or Capital Access Selected
Easy Close: amortizing second with monthly payment. Capital Access: flat-dollar deferred second, no payment, limited funding. Triston has confirmed which one and the current-cycle parameters.
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D: DTI Verified with DPA Payment Included
If using Easy Close, the second mortgage payment counts toward DTI. Make sure the buyer still qualifies with that added payment.
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A: Approved Income Within Limits
WHEDA has county-specific household income limits. Capital Access has stricter limits than Easy Close. Triston has verified.
WHEDA Documentation Checklist
Extra docs required beyond the base loan
WHEDA requires additional documentation on top of standard FHA/Conventional docs:
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Homebuyer education certificate (WHEDA-approved)
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Total household compliance income documentation
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Wisconsin property confirmation (primary residence)
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Capital Access availability confirmed (if using Capital Access)
⚠ Easy Close Increases the Monthly Payment
Unlike most DPA programs, Easy Close has a real monthly payment, amortizing at the same rate as the first mortgage. A buyer qualifying at the DTI edge may get pushed over the limit. Triston runs this scenario with the current-cycle term before committing to Easy Close.
Concessions & Cost Structure
WHEDA follows the base loan concession rules
| Item | WHEDA Rule |
|---|---|
| Seller Concessions | Follows the base loan: FHA = 6%, Conv under 10% down = 3%. WHEDA doesn’t add its own cap. |
| Easy Close Advantage | Percentage-based second mortgage, amortizing with monthly payments at the first mortgage rate. Current max percentage, term, and CLTV cap change periodically. Triston confirms. |
| Capital Access | Flat-dollar deferred second, 0% interest, no payments. Limited funding, first-come first-served. Lower income limits than Easy Close. Triston confirms current amount and availability. |
| Max Combined LTV | Base loan plus DPA cannot exceed WHEDA’s current maximum combined LTV (based on purchase price or appraised value, whichever is less). Triston confirms current CLTV cap. |
| Buyer-Agent Commission | Same rules as the base loan. Buyer can pay directly. Cannot be rolled into the loan. |
Positioning Your WHEDA Offer
How to present DPA strength to the listing side
"This buyer has a full-doc preapproval with all income, assets, and credit verified. They’re using WHEDA down payment assistance, a state housing authority program backed by Wisconsin. The assistance is already approved and locked in. Our lender is targeting a 30-day close and can speak with you directly about the file quality and timeline."
Key points: WHEDA is a state housing authority, not a shaky program. The DPA is pre-approved. The base loan is standard FHA or conventional. Position the file as fully documented and ready to close.
Buyer Readiness Check
Confirm these before the offer goes in
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Full-doc preapproval with WHEDA DPA confirmed
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DPA program selected (Easy Close or Capital Access)
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Homebuyer education complete or scheduled
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DTI verified including DPA payment (if Easy Close)
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Income within WHEDA county limits
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Property in Wisconsin, primary residence
HOME+PLUS READY: Pre-Offer Checklist
Confirm each item BEFORE submitting a HOME+PLUS offer
HOME+PLUS adds DPA on top of FHA, VA, USDA, or Conventional HFA Preferred / HFA Advantage. Check each item as you confirm it.
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H: HOME+PLUS Reservation Confirmed
Loan must be reserved through the HOME+PLUS portal before committing. Triston handles this. The listing side should know the reservation is active.
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O: Owner-Occupied Primary Residence in Arizona
Property must be in Arizona and be the buyer's primary residence. Investment properties and second homes don't qualify.
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M: Mid-Credit Score 640+
HOME+PLUS requires a 640 minimum regardless of base loan. Triston has confirmed.
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E: Education Certificate Obtained or Scheduled
Homebuyer education is required before closing. Online options available.
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+: Income & Purchase Price Within County Limits
HOME+PLUS limits vary by county. Triston has verified against current-year limits for the target county.
HOME+PLUS Documentation Checklist
Extra docs required beyond the base loan
HOME+PLUS requires additional documentation on top of standard FHA/VA/USDA/Conventional docs:
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Homebuyer education certificate (HOME+PLUS-approved provider)
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Total household compliance income documentation
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Arizona property confirmation (primary residence)
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HOME+PLUS reservation number from AzIDA portal
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DPA tier selected (affects first mortgage rate)
Concessions & Cost Structure
HOME+PLUS follows the base loan concession rules
| Item | HOME+PLUS Rule |
|---|---|
| Seller Concessions | Follows the base loan: FHA = 6%, VA = 4%, Conv under 10% down = 3%. HOME+PLUS doesn’t add its own cap. |
| DPA Amount | Percentage of the first mortgage amount, structured in tiers. Higher DPA tier results in a slightly higher first-mortgage rate. Current maximum percentage and tier structure change with each bond issuance. Triston confirms. |
| DPA Structure | Depends on the tier and base loan. Common structures include a forgivable second mortgage or a non-repayable option with a rate premium. Triston confirms the current structure for the chosen tier. |
| Max Combined LTV | Follows the base loan’s max LTV. FHA = 96.5% base plus DPA on top. VA = 100% base plus DPA on top. |
| Buyer-Agent Commission | Same rules as the base loan. Buyer can pay directly. Cannot be rolled into the DPA or first mortgage. |
Positioning Your HOME+PLUS Offer
How to present DPA strength to the listing side
"This buyer has a full-doc preapproval with all income, assets, and credit verified. They’re using HOME+PLUS, Arizona’s state-backed down payment assistance program administered by the Arizona Industrial Development Authority. The DPA is reserved and locked in. The underlying loan is standard FHA / VA / Conventional, no non-traditional underwriting. Our lender is targeting a 30-day close and can speak with you directly about the file quality and timeline."
Key points: HOME+PLUS is state-backed, not a speculative program. The DPA is already reserved. The base loan is standard. Position the file as fully documented and ready to close. The only add-on is the DPA, which Triston has already cleared.
Buyer Readiness Check
Confirm these before the offer goes in
✓
Full-doc preapproval with HOME+PLUS DPA confirmed
✓
Base loan type selected (FHA / VA / USDA / Conv HFA)
✓
DPA tier selected (current-cycle tier structure)
✓
Homebuyer education complete or scheduled
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Income within HOME+PLUS county limits
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Property in Arizona, primary residence, within price limit
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HOME+PLUS reservation active through AzIDA portal
Before You Submit: Confirm with Triston
One call covers all of these. Don't guess on any of them.
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⚡ Fairway Advantage eligibility
Can this buyer use the program? What does the preapproval letter look like?
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💰 Credit & concession structure
Exact dollar amounts for seller credits, buydown structure, and how to position them in the offer.
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📄 Preapproval letter customization
Triston can tailor the letter to match the specific offer: price, terms, and closing date.
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💬 Lender-to-listing-agent call
Want Triston to call the listing agent directly to walk through the file strength? Just ask.
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📅 Closing timeline confirmation
Make sure the close date you're offering is realistic given where the file stands.
VA RESCUE Framework
Don't panic. Isolate the issue. Win control of the next move.
🛠 The #1 Rule
Do not become the loudest person in the file. Be the calmest. Name the issue, confirm the actual rule, choose the fix path, and communicate options before opinions.R
Recognize the Real Issue
Value, MPR/repair, fees/credits, COE/entitlement, or timing. Bad files get worse when parties aren't on the same page.
E
Establish the Actual Rule
Do NOT run on office folklore. Confirm the VA guideline, lender overlay, and contract language before attempting to resolve.
S
Separate Assumption from Fact
Is this a true VA issue, a lender issue, an underwriting issue, a listing-side expectation issue, or just a communication failure?
C
Choose the Fix Lane
Renegotiate, support value, cure repair, restructure credits, obtain docs, or reset expectations. Pick a lane fast.
U
Update All Parties with Options
Give buyer and seller the next 2-3 realistic outcomes. Calm beats drama.
E
Escalate Early
When value, repairs, fees, or entitlement get technical, pull lender/comps/docs in immediately. Delay kills leverage.
What Went Wrong?
Select the issue to get the fix playbook
Click the issue your deal is facing:
Appraisal Came in Low
Value gap between contract price and appraised value
MPR / Repair Issues
Appraiser flagged repairs or safety items
Fee / Credit / Concession Dispute
Listing side pushing back on costs or who pays what
COE / Entitlement Problem
Issues with Certificate of Eligibility or available entitlement
Underwriting Conditions / Delays
Lender needs additional docs or timeline is slipping
Listing Agent Pushing Back on VA
Seller/listing agent resistant to VA or spreading misinformation
🚨 Appraisal Came in Low: Fix Playbook
First: Don't Panic
A low appraisal is not a dead deal. It's a data point. You have options."This is fixable once we isolate the real issue. I'm confirming the actual rule and I'll bring back the cleanest path forward."
Step-by-Step Fix:
1
Review the Tidewater Notice (Fast)
VA appraisers issue a Tidewater notice if value may come in below contract price. This gives the lender 2 business days to submit additional comps. If Tidewater was triggered, Triston may already be on it.
2
Tighten Comp Support
Pull the best comparable sales that support value. Focus on proximity, recency, and similarity. Send to Triston immediately.
3
Consider an ROV (Reconsideration of Value)
If you have strong comps that were missed, an ROV can be submitted. This goes through Triston. Do not contact the appraiser directly.
4
Renegotiate with Data
Present the seller with the appraisal gap and ask for a price reduction to appraised value.
5
Buyer Cash to Cover Gap (Only if it Makes Sense)
The buyer CAN bring cash to cover the gap. Only if it still makes financial sense. Never pressure a buyer to overpay.
🚨 MPR / Repair Issues: Fix Playbook
Key Distinction
MPR repairs ≠ Inspection repairs. VA only requires Minimum Property Requirements. The home inspection is advisory, not a VA requirement.Step-by-Step Fix:
1
Identify: Is it MPR or Inspection?
If the appraiser flagged it = MPR, MUST be resolved. If the inspector flagged it = advisory, negotiable.
2
For MPR Items: Get the Exact Requirement
Don't over-repair. Match the fix to the requirement.
3
Negotiate Who Pays
"Most of these items would be flagged for any VA, FHA, or USDA buyer, not unique to us."
4
Get Repairs Done and Re-Inspected
The appraiser may need a compliance re-inspection. Budget for this in your timeline.
🚨 Fee / Credit / Concession Dispute: Fix Playbook
Common Misconception
The listing side often believes "VA = seller pays everything." This is false.1
VA Non-Allowable Fees
Certain fees VA buyers can't pay, but many can be restructured. Triston knows the exact list.
2
Separate Closing Costs from Concessions
Seller paying normal closing costs = no cap. Concessions = capped at 4%.
3
Review the Contract Language
The dispute might be a misunderstanding of the contract, not a VA rule.
4
Restructure if Needed
Triston can restructure the loan to find the cleanest path.
🚨 COE / Entitlement Problem: Fix Playbook
🚨 Escalate This Immediately
COE and entitlement issues are 100% lender-side. Do not try to solve these yourself.Common Scenarios:
- Entitlement tied up in another property
- COE shows conditions or codes
- Surviving spouse eligibility
- Mixed-use entitlement
"We've identified an entitlement question that needs our lender to research. Triston is looking into this right now and I'll have an update as soon as he confirms the path forward."
🚨 Underwriting Conditions / Delays: Fix Playbook
Stay Calm, Stay Organized
Conditions are normal. They mean the file is being thoroughly reviewed.1
Get the Condition List from Triston
Ask exactly what's needed and who provides it.
2
Help the Buyer Respond Fast
If they need to provide docs, help them understand urgency.
3
Communicate Timeline to All Parties
If closing might be delayed, tell the listing side NOW.
4
Request Extension if Needed
"We're clearing final conditions and need X more days to ensure a clean close."
🚨 Listing Agent VA Pushback: Fix Playbook
Education, Not Argument
Most pushback comes from misinformation. Educate with confidence, don't argue.
💬 "VA deals always fall apart."
Response: "That's exactly why we pre-screened this file. Full-doc preapproval, COE confirmed, value reviewed. This isn't a loose file."
💬 "The seller doesn't want to pay VA costs."
Response: "Common misconception. The seller isn't required to pay all buyer costs. Let me walk you through how this offer is structured."
💬 "Appraisal is going to kill this deal."
Response: "We reviewed comps before writing and value is supported. Our lender has a plan for Tidewater and any pressure."
💬 "We'd rather take a conventional offer."
Response: "The loan type matters less than file quality and certainty of close. Would it help if our lender called you directly?"
💡 Power Move
Have Triston call the listing agent directly to walk through the file strength.Before You Do Anything: Answer These 5 Questions
- What exact issue are we solving?
- Is this VA, lender overlay, or contract structure?
- Who owns the next move right now?
- What are the two cleanest fix paths?
- What deadline matters next?
💪 Bottom Line
Do not try to win the argument in a messy VA file. Win control of the next move. Be the calmest person in the room, confirm the actual rule, and bring everyone the cleanest path forward.
FHA RESCUE Framework
Don't panic. Isolate the issue. Win control of the next move.
🛠 The #1 Rule
Do not become the loudest person in the file. Be the calmest. Name the issue, confirm the actual FHA rule, choose the fix path, and communicate options before opinions.1
Identify the Real Issue
Appraisal value, property condition, condo approval, costs/fees, underwriting, or listing-side pushback? Name it specifically.
2
Confirm the FHA Rule
Is this an actual FHA requirement, a lender overlay, or a misunderstanding? Don't run on assumptions. Ask Triston.
3
Choose the Fix Path
Renegotiate, support value, cure repair, restructure credits, obtain docs, or reset expectations. Pick a lane fast.
4
Communicate & Escalate
Give buyer and seller the next 2-3 realistic outcomes. Pull Triston in immediately for anything touching loan terms or appraisal disputes.
What Went Wrong?
Select the issue to get the fix playbook
Click the issue your deal is facing:
Appraisal Came in Low
Value gap between contract price and appraised value
Property Condition Issues
Appraiser flagged repairs or safety items
Condo Approval Problem
Property not on FHA-approved condo list
Cost / MIP / Concession Dispute
Seller or buyer pushing back on fees or who pays what
Underwriting Conditions / Delays
Conditions came back, timeline is slipping
Listing Agent Pushing Back on FHA
"We'd rather take a conventional offer"
FHA Appraisal Came in Low
The appraised value is below contract price
"The appraisal came in below contract price. Let's identify our options and find the cleanest path forward for everyone."
⚠ FHA 120-Day Rule
The FHA appraisal is tied to the property's case number for 120 days. Even if this buyer walks away, the next FHA buyer will get the same appraised value. The seller needs to understand this. It's leverage for renegotiation.- Review the appraisal report.Are the comps accurate? Were there adjustments that seem off? Triston can evaluate.
- Submit a Reconsideration of Value (ROV).Provide better comps through Triston. The agent does NOT contact the appraiser directly.
- Renegotiate with the seller.The 120-day case number gives you leverage: "This value follows the property for any FHA buyer."
- Buyer covers the gap.If the buyer has cash and the home is worth it to them. Only if it makes financial sense.
- Walk away.If the gap is too large and the seller won't budge, the buyer's earnest money is typically protected by the appraisal contingency.
FHA Property Condition Issues
Appraiser flagged required repairs
"The appraiser flagged some items that need to be addressed for FHA financing. Let's identify exactly what's required and figure out the most efficient path to get this resolved."
- Separate FHA requirements from inspection findings.Appraiser flags = MUST fix. Inspector findings = negotiable. Don't over-repair.
- Get the exact requirement.What specifically does the appraiser need? A general "needs repair" isn't actionable. Get specifics from Triston.
- Negotiate who pays.Frame it as: "These repairs are required for any government-backed loan (FHA, VA, USDA). Any buyer using these programs will need this done."
- Get repairs completed and re-inspected.The appraiser will need to verify completion. Budget time for this in the closing schedule.
💡 Common FHA Repair Flags
Peeling paint (pre-1978), missing handrails, broken glass, HVAC issues, roof damage, water intrusion, exposed wiring. Most are quick fixes. The key is identifying them early.Condo Approval Problem
The condo project isn't FHA-approved
"The condo project isn't currently on the FHA-approved list. Let me check with my lender on the Single-Unit Approval path. There may be a way to make this work."
- Verify on the FHA Condo Lookup.Double-check at entp.hud.gov. Sometimes the project is approved under a different name or phase.
- Ask Triston about Single-Unit Approval (SUA).FHA allows individual unit approval without the full project being on the list. Requirements include: owner-occupancy ratio, HOA financials, insurance coverage, and litigation status.
- Check if HOA will cooperate.SUA requires documents from the HOA (budget, insurance, CC&Rs). If the HOA won't provide them, SUA won't work.
- Consider switching loan type.If the condo can't get FHA approval and SUA isn't viable, Triston can evaluate conventional options (no condo approval required for most conventional loans).
✅ Prevention Tip
Always check FHA condo approval BEFORE writing an offer on a condo or townhome with an HOA. This takes 2 minutes and can save weeks of wasted time.Cost / MIP / Concession Dispute
Questions about who pays what or how much things cost
"Let me clarify the FHA cost structure so we're all on the same page. I'll have my lender provide a detailed breakdown."
- Clarify the 6% concession cap.Seller concessions on FHA are capped at 6%. This is more generous than VA (4%) or conventional with less than 10% down (3%). Use it strategically.
- Explain MIP to all parties.Upfront MIP (1.75%) is financed into the loan, NOT paid in cash. Monthly MIP is part of the payment. Neither requires seller contribution.
- Review contract language.Is the dispute about what was agreed to, or what was expected? Get specific about dollar amounts with Triston.
- Restructure if needed.Triston can restructure the loan to shift costs (e.g., roll closing costs into a slightly higher rate via lender credit, or adjust concession allocation).
Underwriting Conditions / Delays
Conditions came back or timeline is slipping
"We received some conditions from underwriting. I'm working with my lender to get these cleared as quickly as possible. Here's where we stand and what the timeline looks like."
- Get the condition list from Triston.Understand exactly what's needed. Common FHA conditions: additional income docs, bank statement explanations, gift letter verification, employment verification.
- Help the buyer respond fast.The buyer is usually the bottleneck. Help them understand urgency and exactly what documents are needed.
- Communicate timeline to listing side NOW.Don't wait until the closing date is at risk. Proactive communication builds trust.
- Request extension if needed.Better to ask for a 7-day extension early than to scramble at the deadline. Frame it as protecting the deal, not delaying it.
Listing Agent Pushing Back on FHA
"We'd rather take a conventional offer"
Common objections and how to respond:
1
"FHA appraisals are too strict"
Response: "We've pre-screened the property for FHA standards and don't anticipate issues. Our lender has reviewed the file and is confident in the property eligibility."
2
"FHA buyers can't close on time"
Response: "Our buyer has a full-doc preapproval with upfront underwriting. Our lender is targeting a 30-day close and is available to discuss the file strength directly with you."
3
"Seller doesn't want to pay FHA costs"
Response: "FHA allows up to 6% in seller concessions, but our offer is structured so the seller contribution is competitive with what any buyer would request. We can walk through the numbers."
4
"We have a conventional offer that's stronger"
Response: "File quality matters more than loan type. Our buyer is fully documented with a lender who can close fast. I'd love for our lender to call you directly and walk through the file. Five minutes, and you'll see the difference."
💪 Power Move
Have Triston call the listing agent directly. A 5-minute lender-to-agent call addressing file strength, closing timeline, and appraisal confidence can flip a "no" to a "yes." Just ask.💪 Bottom Line
FHA deals hit bumps for the same reasons all deals do: value, condition, costs, or timing. Name the issue, confirm the actual rule, and bring everyone the cleanest path forward. Don't let FHA stigma derail a solid file.
Deal Rescue: Conventional
Conventional deals have fewer program-specific pitfalls, but issues still happen.
🛠 The Conventional Advantage
No government property requirements, no case numbers that follow the property, no MPRs. Most conventional deal problems come down to value, underwriting, or communication. Fix those and you fix the deal.What Went Wrong?
Select the issue to get the fix playbook
Click the issue your deal is facing:
Appraisal Came in Low
Value gap between contract price and appraised value
PMI / Cost Surprise
Buyer didn't expect the PMI cost or total payment
Underwriting Conditions / Delays
Conditions came back, timeline is slipping
Concession Cap Hit
Seller concessions exceed the tiered limit
Lost to a Competing Offer
Multiple-offer situation and your buyer didn't win
Appraisal Came in Low
The appraised value is below contract price
"The appraisal came in below contract price. Let's look at the comps used and identify our options. This is very common and usually fixable."
- Review the appraisal comps.Are they accurate? Were better comps available? Triston can evaluate and advise.
- Request a Reconsideration of Value (ROV).Provide better comps through Triston. Unlike FHA/VA, conventional ROVs are typically faster.
- Renegotiate with the seller.Meet in the middle, or ask the seller to come down to appraised value.
- Buyer covers the gap.If the buyer has cash and wants the home. The gap is paid outside of the loan.
- Walk away.Appraisal contingency protects the earnest money in most contracts.
✅ Conventional Advantage
No case number follows the property. If this deal falls through, the next buyer gets a fresh appraisal. This gives the seller less leverage to force the buyer to cover the gap.PMI / Cost Surprise
Buyer's payment is higher than expected due to PMI
"Let's walk through the payment breakdown so the buyer understands exactly what PMI costs and when it goes away. There may be ways to reduce or eliminate it."
- Explain PMI isn't forever.It automatically cancels at 78% LTV. With appreciation, this could be 3-5 years, not 10+.
- Explore lender-paid PMI (LPMI).Triston may be able to offer a slightly higher rate with no monthly PMI. Good for buyers who hate the monthly line item.
- Increase the down payment.Even small increases (e.g., 5% to 10%) significantly reduce PMI rates.
- Compare to FHA.Show the buyer: conventional PMI cancels, FHA MIP is for life. Long-term, conventional often wins even with higher initial PMI.
- Restructure with Triston.Different rate/PMI/lender credit combos can shift the monthly payment. Let Triston run scenarios.
Underwriting Conditions / Delays
Conditions came back or timeline is slipping
"We received conditions from underwriting. I'm working with our lender to clear these quickly. Here's where we stand and what we need."
- Get the condition list from Triston.Common conventional conditions: VOE (verification of employment), bank statement explanations, large deposit letters, updated pay stubs.
- Help the buyer respond fast.The buyer is usually the bottleneck. Be specific about what's needed and by when.
- Communicate to listing side proactively.Don't wait until the deadline. "We're clearing final conditions and expect clear-to-close by [date]" builds confidence.
- Request extension early if needed.A 5-7 day extension request delivered early is far better than a last-minute scramble.
Concession Cap Hit
Seller concessions exceed the allowed limit
"The concession structure in the current offer exceeds the conventional limit. Let me work with my lender to restructure so everything stays within guidelines."
- Confirm the cap.Under 10% down = 3%. 10-25% down = 6%. 25%+ = 9%. Know which tier your buyer is in.
- Restructure with lender credits.Triston can offer lender credits (slightly higher rate) to cover costs that exceed the seller concession cap. This shifts costs off the seller and into the rate.
- Adjust the price.In some cases, raising the purchase price and increasing concessions can work (within appraisal support). Triston will advise.
- Buyer pays the excess.If the buyer has cash, they can cover costs beyond the cap out of pocket.
💡 Pro Tip
The concession cap is one of the most common conventional surprises. Always check which tier applies BEFORE writing the offer. A 3% cap with a low-down-payment buyer can be very tight.Lost to a Competing Offer
Your buyer didn't win the multiple-offer situation
This isn't a "rescue" in the traditional sense, but it's where many deals die. Here's how to position for the next one:
1
Ask for feedback
Call the listing agent and ask what won. Was it price? Terms? Closing speed? Escalation clause? Understanding why you lost makes the next offer stronger.
2
Strengthen the preapproval letter
Have Triston customize the letter: match the exact offer price, highlight underwriting completion, include direct contact info. Generic letters lose.
3
Offer a lender call
"Our lender is available to speak with you directly about the buyer's file strength and closing timeline." This alone can flip a decision.
4
Be the backup
Ask to be the backup offer. Deals fall through. If the winning offer stumbles, you want to be next in line, already positioned and ready to go.
💪 The Real Edge
In multiple-offer situations, the difference between winning and losing is often file quality and lender confidence, not loan type. A strong conventional offer with upfront underwriting and a lender who picks up the phone beats a cash offer that can't close on time.💪 Bottom Line
Conventional deals are the cleanest loan type to work with: fewer rules, fewer property requirements, faster timelines. When issues come up, they're almost always value, underwriting, or cost structure. Name it, fix it, move forward.
Deal Rescue: CHFA
DPA deals have unique failure points. Know them. Fix them.
🛠 CHFA Deals Die for Specific Reasons
Unlike standard FHA or conventional, CHFA adds a DPA layer with its own rules: income limits, homebuyer education, minimum investment, and program-specific documentation. Most CHFA deal problems come from these extra requirements, not the base loan.What Went Wrong?
Select the issue to get the fix playbook
Click the issue your deal is facing:
Over Income Limits
Household income exceeds CHFA county limits
Homebuyer Education Not Complete
Buyer hasn't finished the required course before closing
Minimum Investment Issue
Buyer doesn't have the required minimum of their own funds
Appraisal / Value Issue
Appraisal came in low or flagged property issues
DTI Too High with DPA Rate
The higher CHFA rate pushed the buyer over DTI limits
First-Time Buyer Disqualified
Buyer doesn't meet the first-time buyer requirement
Over CHFA Income Limits
Household income exceeds the county limit
🚨 This Is the #1 CHFA Deal Killer
CHFA counts ALL household income: borrowers, non-borrowing spouses, adult children living at home, anyone in the household. Many buyers qualify individually but fail at the household level.- Verify exactly who's in the household.Non-borrowing adults with income count. Be thorough.
- Check if income is correctly calculated.CHFA uses projected annual income, not last year's tax return. Overtime, bonuses, and part-time income may be counted differently. Triston will recalculate.
- Check the correct county limit.Limits vary by county AND household size. A family of 3+ often has a higher limit than 1-2 people.
- Consider removing a household member from the application.If a non-borrowing person's income is pushing you over, discuss options with Triston.
- If truly over-income: switch to standard FHA or conventional.Drop the CHFA layer and go with the base loan only. The buyer loses the DPA but keeps the deal alive.
Homebuyer Education Not Complete
Closing is approaching and the certificate isn't in
- Get the buyer enrolled in an online course immediately.Online CHFA-approved courses can be completed in a few hours. This is the fastest path.
- Confirm it's CHFA-approved.Not just any homebuyer class counts. It must be on the CHFA-approved list.
- Request a closing extension if needed.Better to extend 5-7 days than to lose the deal. Frame it as: "One final document is clearing. Everything else is ready to close."
- Get the certificate to Triston the moment it's done.This is the final doc needed. Once it's in, clear to close.
✅ Prevention
Flag homebuyer education on day one. If the buyer starts the course within the first week of the contract, this is never an issue.Minimum Investment Issue
Buyer doesn't have the required own-funds minimum
- Confirm the requirement with Triston. CHFA requires a minimum of the buyer's own funds. The exact amount is set by current program rules. This minimum cannot come from the DPA itself.
- Family gift is typically allowed. A family member can usually gift the minimum investment amount. A gift letter will be required. Triston confirms the current rule.
- Check earnest money. If the buyer already put down earnest money from their own account, this requirement may already be met.
- If truly unable: consider dropping CHFA. Go with standard FHA (gift funds can cover 100% of down payment on FHA without a CHFA-specific minimum).
Appraisal / Value Issue
Low appraisal or property condition flags
"The appraisal situation is being reviewed. CHFA follows the base loan's appraisal rules. Let me confirm the exact requirements and our options with the lender."
- CHFA follows the base loan appraisal rules.FHA base = FHA appraisal standards. Conv base = conventional standards. The fix playbook matches the base loan type.
- If FHA base: the 120-day case number rule applies.Low appraisal follows the property for 120 days for any FHA buyer.
- ROV through Triston.Reconsideration of Value can be submitted with better comps.
- Renegotiate or restructure.Price reduction, buyer covers gap, or Triston restructures the loan.
DTI Too High with CHFA Rate
The higher CHFA rate pushed the payment over DTI limits
⚠ CHFA's Trade-Off
CHFA provides DPA but charges a slightly higher first mortgage rate. For buyers at the DTI edge, this higher rate can push the payment just over the limit.- Switch from second mortgage to grant.The grant has a slightly higher rate BUT no second lien payment. This can sometimes improve the DTI picture.
- Reduce the purchase price.Even a small reduction can bring DTI back under the limit.
- Pay down debt.If there's a credit card or car payment that can be paid off before closing, this reduces DTI immediately.
- Drop CHFA and go standard.A standard FHA or conventional loan at a lower rate may qualify. The buyer loses DPA but keeps the deal.
- Triston runs the scenarios.He'll compare CHFA grant vs. second mortgage vs. no CHFA to find the path that works.
First-Time Buyer Disqualified
Buyer owned a home within the last 3 years
- Verify the exact dates.The 3-year clock starts from the date the buyer last owned/occupied a primary residence. If they sold 2 years and 11 months ago, waiting one month might work.
- Check for targeted area exemption.CHFA designates certain areas where the first-time buyer requirement is waived. Check if the property address qualifies.
- Check veteran exemption.Veterans may be exempt from the first-time buyer requirement regardless of ownership history.
- If no exemption applies: go standard.Drop CHFA and proceed with a standard FHA, conventional, or VA loan (if veteran). The buyer loses DPA but the deal survives.
💪 Bottom Line
CHFA deals fail when the DPA layer's extra rules aren't caught early: income limits, homebuyer education, minimum own-funds investment, and first-time buyer status. The base loan is standard FHA/Conv. If the CHFA layer doesn't work, the base loan usually still does. Name the issue, check if there's an exemption, and if not, pivot to the base loan and keep the deal alive.
Deal Rescue: WHEDA
WHEDA has unique failure points, especially around Capital Access and DTI.
🛠 WHEDA's Two Biggest Risks
1) Capital Access funding runs out. It's first-come, first-served with limited allocations. 2) Easy Close adds a real monthly payment that increases DTI. Most WHEDA deal problems trace back to one of these two issues.What Went Wrong?
Select the issue to get the fix playbook
Click the issue your deal is facing:
Capital Access Funding Ran Out
The allocation is exhausted. No more Capital Access available.
DTI Too High (Easy Close Payment)
The Easy Close second mortgage payment pushed DTI over limits
Over Income Limits
Household income exceeds WHEDA county limits
Homebuyer Education Not Complete
Buyer hasn't finished the required course
Appraisal / Value Issue
Low appraisal or property flags
Capital Access Funding Ran Out
The allocation is exhausted
🚨 This Happens. Capital Access Has Limited Funding
Capital Access is allocated in rounds with limited slots. When it's gone, it's gone until the next allocation. Triston confirms current availability.- Switch to Easy Close Advantage. This is the most common fallback. Easy Close provides assistance as an amortizing second mortgage at the first-mortgage rate. Triston will re-run DTI to confirm the buyer still qualifies.
- Check if the buyer can absorb the Easy Close payment. Because it's an amortizing second, it adds a real monthly payment. The exact payment depends on the amount taken and the current-cycle term. If DTI allows it, this is the cleanest pivot.
- Reduce the Easy Close amount. The buyer doesn't have to take the full available percentage. Taking less means a lower second mortgage payment and easier DTI qualification.
- Drop WHEDA entirely. If Easy Close doesn't work either, go standard FHA or conventional. Buyer brings their own down payment or uses gift funds.
- Ask Triston about the next Capital Access allocation. If timing allows and the buyer can wait, the next round may open up. Not always realistic, but worth checking.
DTI Too High (Easy Close Payment)
The second mortgage payment pushed DTI over limits
⚠ Easy Close's Hidden Cost
Unlike most DPA programs, Easy Close has a real monthly payment. It amortizes at the same rate as the first mortgage, so a portion of the DPA shows up as an additional monthly liability. For buyers at the DTI edge, this is the most common WHEDA deal killer.- Reduce the Easy Close amount. Taking a smaller percentage significantly lowers the second mortgage payment and DTI impact.
- Check Capital Access availability. Capital Access pays no monthly payment and is much better for DTI. If funding is available, this is the best pivot. Triston confirms the current-round amount.
- Pay down existing debt. A car payment or credit card payoff before closing reduces DTI immediately.
- Reduce purchase price. A lower first mortgage equals a lower total payment and better DTI.
- Drop WHEDA, go standard. A standard FHA or conventional loan at market rate with no DPA second mortgage may qualify. Buyer needs their own down payment.
Over WHEDA Income Limits
Total household compliance income exceeds the county limit
- WHEDA uses total household compliance income. Similar to CHFA, this includes all income from everyone in the household, not just borrowers.
- Capital Access has stricter limits. A buyer who qualifies for Easy Close may NOT qualify for Capital Access. Check both sets of limits.
- Verify the correct county and household size. Limits vary. A family of 3+ often has higher limits than 1-2 people.
- If over-income: drop WHEDA. Proceed with standard FHA or conventional. The buyer loses DPA but the deal survives.
Homebuyer Education Not Complete
Closing is approaching and the certificate isn't in
- Enroll the buyer in an online WHEDA-approved course immediately. Can be completed in a few hours.
- Confirm it's WHEDA-approved. Not just any homebuyer class. Must be from a WHEDA-approved educator.
- Request a closing extension if needed. 5-7 days is usually enough. Frame it as one final document clearing.
- Get the certificate to Triston immediately upon completion.
✅ Prevention
Same as CHFA: flag homebuyer education on day one. If the buyer starts the course in week one, this is never an issue.Appraisal / Value Issue
Low appraisal or property condition flags
- WHEDA follows the base loan appraisal rules. FHA base uses FHA standards. Conv base uses conventional standards.
- Combined LTV has a WHEDA cap. If the appraisal comes in low, the combined first mortgage + DPA may exceed the current CLTV cap of the new appraised value. This can kill the DPA layer. Triston confirms the current cap.
- ROV through Triston. Reconsideration of Value with better comps.
- Renegotiate the purchase price. Bring it in line with appraised value to keep the WHEDA structure intact.
- Restructure DPA amount. Reduce the Easy Close percentage to stay within the combined LTV cap.
💪 Bottom Line
WHEDA deals have two unique risks: Capital Access running out of funding and Easy Close adding a real monthly payment that impacts DTI. When either hits, the fix is usually pivoting between DPA programs or dropping to standard financing. The base loan (FHA or conventional) almost always still works. Name the issue, check the alternatives, and keep the deal moving.