Episode Transcript
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Restream recording Dec 17, (00:00):
Now,
first let's discuss what is an I
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10 ITIN an i 10 is an individualtaxpayer identification number.
Please note that an I 10 is nota substitute for a social
security card.
An I 10 is only available toindividuals with a foreign or
alien status.
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Meaning you're not going to havean I 10 if you are a U.
S.
national or a U.
S.
permanent resident alien orcitizen, right?
I 10s are for, um foreignindividuals only or individuals
without status.
The purpose of the I 10 is tohelp individuals comply with U.
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S.
tax laws and submit income taxreturns when required.
An I 10 document does notauthorize work in the U.
S.
The I 10 document is a 9 1 1Digit number has a nine digit
number beginning with numbernine.
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Okay, let's go right on to thenext one.
Hold up a second, folks.
Let me make sure that I checkthe microphones.
Okay, we have our microphonesare properly set.
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Let me just.
Let's try to turn up the volumea little bit here.
It is good for the rest of you.
Okay, so what is an ITINborrower?
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Okay, the ITIN borrower derivestheir income solely within the
United States.
They live full time in the U.
S.
Um, they need to abide by theprogram credit requirements.
So they need to have U.
S.
Based credit.
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And like I mentioned, meet theprogram requirements.
So let me try to meet myself andtry to fix this folks because
the issue I'm having is thatthis morning I am on hot spot as
we have no Internet here whereI'm at.
So give me a second.
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Please let me know if, um, it'sany better now for you all.
Alright, thank you folks.
So, uh, the ITIN borrower, uh,derives their income solely
within the United States, right?
Uh, that's what makes them anITIN borrower.
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They do not have legal status,but they are in the U.
S.
and living in the U.
S.
And they have U.
S.
based credit.
This is what differentiates theITIN borrower from a foreign
national.
The only, the only thing theyhave in common is that they both
do not have U.
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S.
status for residency, uh, butthe ITIN borrower does have
credit.
In the end, I'm so that's themain components.
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Now, vary from guideline toguidelines because we all do
have to remember that itemprogram is a non Q and program
and all guidelines for non Q andprograms are specific.
To that, to the program optionchosen, but typically for an
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ITIN loan, the borrower willneed to have an unexpired ITIN.
In other words, their individualtaxpayer identification number
has to still be valid.
They have to have U.
S.
based credit meeting the programguidelines that has been
selected.
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They have to have an unexpiredpicture ID.
It could be a us, a state issueddriver's license, or it could be
a passport from their country oforigin, but it usually has to be
unexpired.
And this tends to be one of theissues affecting item borrowers
the most, because depending onthe state there they reside in,
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they may not be able to obtain.
a driver's license without fulllegal status and depending how
long they've been living in theU.
S., their passport from theircountry of origin may be
expired.
I 10 borrowers also may have toprovide documents showing their
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initial entry into the country,so please do review the
guidelines carefully.
Uh, then depending on theprogram chosen, Now it's going
to be like any of the non QMprograms we have.
It could be a full doc programwhere your borrower will be self
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employed.
You know, maybe they can providetax returns.
Remember the ITIN borrower can,uh, uh, submit tax returns with
the ITIN.
They do not have to have asocial security number.
The only thing is that the itemborrower will most likely not be
able to be W2 because W2, uh,will require social security
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numbers for the employer to filethe correct, uh, payroll, the
payroll deductions.
Uh, to the IRS and, and thatcannot be done with an I 10 that
can only be done with a socialsecurity number.
So the I 10 borrower can usuallybe full doc self-employed, or
they can, um, be alt doc, likebank statements, which would be
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another type of self,self-employed.
They can be p and l employed.
They can be asset utilization,which has nothing to do with
employment, or they can be DSCR,which also.
Uh, has nothing to do, uh, withemployment.
Um, The DTI is going to bechosen.
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It could be anywhere from 43 to50%.
So you can note that once, um,you get past the hurdle of, uh,
making sure that the ITINborrower has the necessary
documents to prove that they arean ITIN borrower, after that,
uh, Excuse me, the credit Andincome docs are going to be very
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similar to any other loan.
You're just going to review theguidelines and you're going to
see how the borrower fits theguidelines according to the
income documents that they canprovide and according to their
credit score and if applicabletheir trade lines.
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And then obviously you're goingto analyze the income, Depending
on the and make sure that if itis a DTI based loan that they
fall within the DTI range, or ifit is a DSCR loan that they meet
the minimum required DSCR forthe program chosen.
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So what are some of the loanoptions that are available for
our ITIN borrowers?
Well, we have our primary optionfor purchase, rate and term,
refi, and cash out.
On a full dock option, we can goup to 80%, excuse me, 85 percent
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LTV on a purchase and 80 percentLTV on a cash out.
Bank statement option.
We can also go 85 percent LTV ona purchase and 80 percent on a
cash out.
10 99 up to 85% LTV on apurchase, and 80% on a cash out
and on a profit and loss, 80%LTV purchase, 75% LTV cash out.
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Second home is going to be alittle bit more restrictive.
Our full doc option is 80% on apurchase, 75% cash out with bank
statement, 80% purchase, 75%cash out.
1099, the same as bank statementand profit and loss.
Also the same as bank statement,80 percent LTV purchase and 75
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percent LTV cash out.
And then on our investments,still great options there for
purchases, rate and term refi'sand cash outs full dock up to 80
percent LTV purchase and 75percent LTV cash out bank
statement.
The same 80 percent LTVpurchase, 75 percent LTV cash
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out.
Uh, 1099, the same as bankstatement P and L the same as
1099 and bank statement.
And most importantly, D S C R 75percent LTV purchase and 70
percent LTV cash out.
So as you can see, great optionshere for our item borrower.
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And like I mentioned, one of thefastest segments growing
segments in the mortgage market.
And in our last slide here, Ijust wanted to share with you
all sample guidelines, uh, froma couple of our investors.
For example, you'll note thefirst one, um, pretty basic,
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right?
Non, uh, non permanent residentailing without a social security
number, which is borrower as,can qualify using their ITIN.
And notice there, they mustpossess a valid ITIN card or IRS
ITIN letter and an unexpiredgovernment photo ID, max TTI of
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50%.
The rest of this stuff is prettyself explanatory.
Now notice the state power ofattorney and RON, that's remote
online notarization closing, areprohibited because the ITIN is
not a U.
S.
national or U.
S.
citizen, so their ID Is a littlebit more difficult to, to
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verify, which is why theyrestrict the power of attorney
and remote online notificationclosing for the item borrower
through that particularinvestor.
And then notice the one below,uh, very similar, uh,
conditions, um, guidelines,except notice they state that,
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um, All documentation in thefile must support the ITIN, the
borrower's ITIN number, cannotreference a social security
number belonging to anotherindividual, because then it
could mean that the borrower isusing someone else's social
security number to work.
And then they're giving us waysin which we can, uh, document
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the unexpired ITIN, right?
Uh, current transcripts from theirs.
gov website or IRS letter, youknow, uh, stating the ITIN.
Um, uh, the I 10 info or fullyexecuted W 7, including the
agent's signature or a letterfrom their tax preparer
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confirming they have filed theborrower's most recent tax
return with the IRS.
So like you can state there, theonly thing that makes this loan
different from any other loan isjust that there's not a social
security number involved.
There's an I 10.
individual taxpayeridentification number, and a
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couple of other restrictions,making sure that the borrower
does not have status here in theU.
S.
So, make sure that you, uh,explore all opportunities, uh,
when interviewing yourborrowers, and if they do, uh,
state that what they have as anITIN, uh, rest assured.
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That we do have the loanproducts for that, and you will
be able to get it done.
So let me know if you have anyquestions.
I do see a question here.
Um, okay.
The question is, does the I 10borrower purchasing property in
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the United States legitimizeresidency?
Nope.
It does not.
Uh, Now, the, there is a, um,another program, um, where the
borrower can get the, uh,investor visa by investing a
certain amount of money here inthe US, either 900, 000, uh, if
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they do it through a sharedinvestment or 1.
8 million, if they do it throughtheir own investment, that's the
EB 5 visa, which is the visathat gets the borrower their,
uh, permanent residency.
Right?
And then permanent residencyeventually can lead to
citizenship.
But that has nothing to do withan ITIN loan, nor an ITIN
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borrower.
There's no way for the ITINborrower to, uh, you know,
legitimize their residency likethe question asks, solely by
purchasing property.
So, do we have any otherquestions regarding, um, ITIN
borrowers?
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Guidelines and ITIN borrowerloans.
Remember they do have to have usbased credit.
They do have to, uh, have a, um,valid ITIN document.
They do have to be living fulltime in the United States.
And if it's a work basedprogram, uh, the, the income
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does have to, uh, Be inside theU.
S., not a foreign based income.
So I'll give it another minuteto see if there's any other
questions regarding ITINborrower loans.
And if not, please do all seekout, uh, this, uh, fast growing
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segment.
Okay.
Not sure if I, I got a questionhere.
Do we have recommendations?
For safe gift funds fromlenders.
I'm not exactly sure what safegift funds are.
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And what I was talking about wasE B 5, E as in Edward, B as in
boy five, the E B 5 visa.
That is a visa that does grantthe permanent residency card.
It does have restrictions on it.
You have to invest at least 900,000 through a shared investment
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through a research center, oryou have to invest 1.
8 million in your own business.
And it has to create at least 10jobs in the U.
S.
So we have another question.
Citizen husband is non citizen.
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What is the best?
loan type.
Well, I'm assuming that the noncitizen you're meaning is
somebody that does not have anystatus because you can be a non
citizen and be a permanentresident alien.
You can be a non citizen and bea non permanent resident alien
that has a work permit thatallows you to work in the United
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States.
The item borrower does not havea work permit and does not have
a permanent their residencyeither.
So don't confuse that with a nonpermanent resident alien.
Non permanent resident aliendoes not have legal status here,
is not a resident, but does havea work authorization document
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that allows them to work here.
So if your borrower has the workauthorization document then, and
they got credit, they're thesame as any other borrower.
However, if they have an ITIN,So one borrower has the I 10 and
the other borrower is a citizen.
That's okay.
Uh, you can qualify them underthe I 10 loan and the borrower
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with citizenship will bequalified through the same
guidelines for that product,right?
Um, the guy, we always go to thehighest risk individual and set
the guidelines according tothem.
So if you have one borrower withan I 10, And one borrower, uh,
with full status, uh, they bothhave credit, both working here,
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everything else is the same.
Then we're going to qualify thatthose borrowers based on the
ITIN loan, because one borroweris an ITIN borrower and the
other has status.
So we're going to use the ITINloan guidelines.
For the loan and Got anotherquestion here money has to be in
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there for an amount of time,correct?
What I'm thinking they're askingis does the money have to be
seasoned in the account for Iguess for an ITIN loan Again,
remember the ITIN loan is a nonQM loan.
So the guidelines are gonna varyfrom option to option but What I
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can state is that, uh,typically, uh, the money has to
be seasoned and sourced.
So any large deposit is going tohave to be sourced to the
account it came from.
And there's a certain amount ofseasoning that is going to have
to be there.
Now, again, we'd have to look ata specific guideline.
We got probably seven or eight I10 borrower options.
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So we would have to review theguidelines on assets to see if
they require sourcing andseasoning.
And if they do, how many monthsof seasoning 30 days or 60 days,
or in some cases, maybe none, wedon't know until we review the
guidelines.
And that's how we would be ableto answer that question.
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All right.
I do not see any more questions.
I'll give it another minute tosee, but I do thank you all for
the questions on your, on ITINborrower loans.
Remember, ITIN borrower loansare available even with a DSCR
option.
All right.
Well, thank you everyone.
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Thank you for joining us fortoday's training and I'll see
you in the next one.