Post on 27-Jul-2020
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Self- Employed Borrower
Fannie Mae Cash Flow Form 1084 Part II Business Returns
April 2017
Investors (Fannie Mae, Freddie Mac, Private Investors) require it be
determined that self-employed borrowers demonstrate the financial
ability to repay the mortgage.
– History
– Income calculation
– Continuance / Stability of income
Lender Responsibility
2
Today’s Session Covers Conventional Loans and Reviews K-1’s And
Business Tax Returns; Personal Returns Are Reviewed in Part I.
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Learn to use the Fannie Mae Cash Flow Analysis Form (Form 1084)
and data from tax returns to calculate supportable self-employed
borrower income.
– Calculate Partnership Income and Expenses from K-1s and Form 1065
– Calculate S Corp (Sub-Chapter S) Income and Expenses from K-1s and Form
1120S
Objective
3Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
SEL 2015-09– Cash Flow Analysis Form updated
– Sections of Chapter B3-3-2 for Self-
Employed Borrowers updated
• Evidence of liquidity if no distributions made
from partnerships or S corps
– DU updated to allow one year personal
and business tax returns for certain case
files
– Changes effective for applications dated
February 1, 2016
Fannie Mae Updates
4Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Note The Requirement To Evidence Access To Income Has Since Been
Removed By Fannie Mae
2016 Fannie Mae Updates
SEL 2016-05– Updates to Business Income
• Eliminate requirement to confirm
borrower has access to income
• Guidance for methods lenders may use
to determine adequate business liquidity
when liquidity assessment is required
• Verbal verifications of employment for a
self-employed borrower can be obtained
within 120 days prior to note date
– Chapter B3-3-1.07, 09 and B3-3-2 of
the Selling Guide have been updated
– Effective on or before October 1, 2016
5Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
6Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
7Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
mi.genworth.com
www.mi.genworth.com
8Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
9Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Self-Employment Fannie Mae
10Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Written Analysis of Income-Fannie Mae
Fannie Mae 2016 Selling Guide B3-3.2-01, Underwriting Factors and
Documentation for a Self-Employed Borrower (06/28/2016)
12Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
You’ll Need
18Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
In Case Study Part I We
Completed Sections 1-6 of
the Personal Tax Returns
19Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
:You will be working with John and Mary Homeowner who
– Own 50% of an LLC called MHI (Mary)
• Reported on a 1065 Partnership Return
• Mary receives a K-1
– Own 100% of an S Corporation called Always Watching Security, Inc. (John)
• John receives a K-1
• John receives a 1120 S Corp Tax Return
• John receives a W-2 Wage Statement from the business
The Case Study
20Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
-Access your Cash Flow Quick Reference Guide Form page two
Calculator and Quick Reference Guide
21Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Analyzing Partnership Returns
23Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Partnership (General or Limited)
– Two or More Partners
– Business Income Reported on Form 1065
– Personal Income Reported on Schedule E and K-1
– Income Taxed at Personal Rate
– All owners are issued a K-1s which are attached to the business tax return (IRS
Form 1065)
Advantages
– Taxed at Personal Rate (Partnership Pays No Tax on Income)
– Limited Partnership - Only Liable for Amount Invested
Disadvantages
– General Partnerships Have Unlimited Personal Liability for Partnership Debts
and Losses
Business Classifications
24Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
25
1065 Partnership
Line 22 Ordinary Income/Loss
$_________
K-1
%
Line 1 Ordinary Income/Loss
$_________
Schedule E page 2
Part II1040
Line 17 Net Income/Loss Sch.E
$_________
Taxed at a personal rate
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Check for trends or changes
– Gross receipts
– Cost of Good Sold
– Gross Profit
– Bottom line “Ordinary Income”
Partnerships
26
Page 19
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
1065 Partnership
Line 22 Ordinary Income/Loss
$_________
K-1
%
Line 1 Ordinary Income/Loss
$_________
Schedule E page 2
Part II
1040
Line 17 Net Income/Loss Sch.E
$_________
Taxed at a personal rate
27Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Partnership K-1
28
Page 17
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Rental Income - Partnership or S Corps
29Schedule Analysis Method Part II, Business Return Review
No Example
Partnership K-1
30
Page 17
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Was The Ordinary Income Distributed To the Owner?
1065 Partnership
Line 22 Ordinary Income/Loss
$_________
K-1
%
Line 1 Ordinary Income/Loss
$_________
Schedule E page 2
Part II
1040
Line 17 Net Income/Loss Sch.E
$_________
Taxed at a personal rate
31Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Schedule E
32Fannie Mae Cash Flow Analysis Form (Form 1084) Pt I
Page 11
1065 Partnership
Line 22 Ordinary Income/Loss
$_________
K-1
%
Line 1 Ordinary Income/Loss
$_________
Schedule E page 2
Part II
1040
Line 17 Net Income/Loss Sch.E
$_________
Taxed at a personal rate
33Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
1040
34Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Remember We Must Confirm Liquidity
…There was not a distribution so
35Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Fannie Mae 2016 Selling Guide B3-3.2.2-01, Analyzing Partnership
Returns for a Partnership or LLC (6/28/2016)
K-1 Less than 25% Ownership
36Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
www.mi.genworth.com
37Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
38
Liquidity- Quick Ratio
Generally Accepted Accounting Principles
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
39
Liquidity-Current Ratio
Generally Accepted Accounting Principles
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Balance Sheet
40Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 23
(Cash #1 + Acct Receivable #2 + #4+ #5 +Other Current Assets #6)
(Acct Pay. #15 + MNB #16 + Other Current Liabilities #17)
Balance Sheet
Quick Ratio or Acid Test
Current Assets :
Current Liabilities:
Current Assets:
Current Liabilities:
41Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 23
$10,308 + 0 + 0 +0+0 = $10,308
$0 + $0+ $0 = $0
42
Liquidity
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
-Access your Cash Flow Quick Reference Guide Form page two
Calculator and Quick Reference Guide
43Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Note The Requirement To Evidence Access To Income Has Since Been
Removed By Fannie Mae
Partnership K-1
44
Page 17
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Partnership K-1
Can We Use Ordinary Income/Rental Income From K-1?
Was There A Distribution? Was Liquidity Verified?
46Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 17
Partnership Form 1065
47Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 19
Partnership Form 1065
48Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 19
Partnership Form 1065
49Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 24
Partnership Form 1065
50Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 19
Partnership Form 1065
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Page 23
Partnership Form 1065
52Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 19
Partnership Form 1065
53Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 23
Partnership Form 1065
54Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 19
Partnership K-1
55Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Can We Use To Qualify? Was The Business Liquid/Solvent?
Calculator and Quick Reference Guide
56Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
S Corporation Income
57Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
S Corporation
– Can be owned by one person
– “Managing Shareholder” must receive a salary
– Business Income Reported on Form 1120S
– Income reported on Form 1040’s
• Schedule E
• Could also be W-2 wage or 1099 income
– All shareholders of an S Corp are issued K-1’s
– K-1s are attached to the S Corp tax return (IRS Form 1120S)
Advantages
– Taxed on Personal Basis
• S Corp Pays No Tax on Income
– Liability Limited to Amount Invested
Disadvantages
– Limited to 100 Shareholders
Business Classifications
58Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
1120S Corporation
Line 21 Ordinary Income/Loss
$_________
K-1
%
Line 1 Ordinary Income/Loss
Schedule E page 2
Part II
Net Income/Loss $_______
1040
Line 17 Net Income Sch.E
*$_________
*Taxed at a personal rate
59Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Check for trends or changes
– Gross receipts
– Cost of goods sold
– Gross profit
– Bottom line “Ordinary Income”
– W-2 wages
• Were these paid to borrower?
S Corps
60Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 27
S Corp K-1
61Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 25
Page 2 of K-1 and Page 3 of Form 1120S
62Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 26
1120S Corporation
Line 21 Ordinary Income/Loss
$_________
K-1
%
Line 1 Ordinary Income/Loss
$_________
Schedule E page 2
Part II
1040
Line 17 Net Income Sch.E
*$_________
*Taxed at a personal rate
63Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Schedule E Partnerships and S Corps
64Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 11
1120S Corporation
Line 21 Ordinary Income/Loss
$_________
K-1
%
Line 1 Ordinary Income/Loss
$_________
Schedule E page 2
Part II1040
Line 17 Net Income Sch.E
*$_________
*Taxed at a personal rate
65Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
66Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 2
Before We Can Use The Income
…Was there a distribution? If not then
68Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Fannie Mae 2016 Selling Guide B3-3.2.2-02, Analyzing Returns For
An S Corporation (6/28/2016)
69Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Liquidity
Generally Accepted Accounting Principles
Balance Sheet
70Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 30
Balance Sheet
Quick Ratio or Acid Test
Current Assets :
Current Liabilities:
71Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
(Cash #1 + Acct Receivable #2 + #4+ #5 +Other Current Assets #6)
(Acct Pay. #16 + MNB #17 + Other Current Liabilities #18)
Current Assets:
Current Liabilities: 2.09 - Solvency
$8,972 + 0 + 0 +0+0 = $8,972
$0 + $0+ $4,286 = $4,286
Page 30
72Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Liquidity
Generally Accepted Accounting Principles
S Corp K-1
73Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 25
Let’s put numbers on our tool
S Corp K-1 Review
– Was there a distribution?
S Corp K-1
74Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 25
S Corporation Form 1120S
75Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 27
S Corporation Form 1120S
76Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 27
S Corporation Form 1120S
77Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 27
S Corporation Form 1120S
78Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 27
S Corporation Form 1120S
79Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 27
S Corporation Form 1120S
80Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 32
S Corporation Form 1120S
81Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 27
S Corporation Form 1120S
82Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 30
S Corporation Form 1120S
83Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 27
S Corporation Form 1120S
84Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 31
S Corporation Form 1120S
85Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
S Corp K-1
?How much does John own
86Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Page 25
S Corporation Form 1120S
87Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
And You Have $5000 W-2 Income From The S Corp Business Which Was
Entered On Line 1 Of the 1084 Calculator
90Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
91Fannie Mae Cash Flow Analysis Form (Form 1084) Pt Il
mi.genworth.com/LenderServices/Underwriting
92Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Quick Reference Guide and Webinars
93Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Monthly Webinar
Calendars
Course Catalog
Quick Reference Guide and Webinars
94Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
Genworth Rate Express® Updated!
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II 95
Rate Express
Access Genworth Rates Using
Rate Express Mobile App Or
Desktop
– Only 5 Required Fields
– Find Our MI Rates And Products
And Compare Them To FHA
– Find Previous Quotes With
“Scenario ID”
– Like The Rate? Order MI Directly
From The Results Screen
– Compare Up To 4 Quotes!
Visit mi.genworth.com To Run A Rate Today!
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II 96
97Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
GENWORTH RESOURCES
ActionCenter®: 800 444.5664
Your Local Genworth Underwriting Manager
Your Genworth Account Executive or Manager
98
Fannie Mae Cash Flow Analysis Form (Form 1084) Pt II
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for accuracy, we also know that any discussion of laws and their application to particular facts is
subject to individual interpretation, change, and other uncertainties. Our training is not intended as
legal advice, and is not a substitute for advice of counsel. You should always check with your own
legal advisors for interpretations of legal and compliance principles applicable to your business.
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INCLUDING WITHOUT LIMITATION WARRANTIES OF MERCHANTABILITY AND FITNESS FOR A
PARTICULAR PURPOSE, WITH RESPECT TO THESE MATERIALS AND THE RELATED TRAINING. IN
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OR CONSEQUENTIAL DAMAGES OF ANY KIND WHATSOEVER WITH RESPECT TO THE TRAINING
AND THE MATERIALS.
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