Andrade Real Estate Services

The TRIO / LINK ITIN Program allows eligible ITIN borrowers to buy a home with as little as 5% down. The home is purchased using a seller-financing structure, where a government-related entity holds the underlying FHA loan, while the buyer makes regular monthly payments under a 40-year financing agreement. This setup allows buyers to become homeowners now while working toward qualifying for a traditional FHA loan in the future. The program requires a mandatory two-year holding period, meaning the home cannot be sold or refinanced for the first two years after it has been purchased. During years two through three, the home may be sold or refinanced with a 2% prepayment penalty. After three years, the buyer may sell or refinance with no penalty.

This program is ideal for buyers who:

Have a valid ITIN and are first-time buyers, self-employed, 1099, or W2 workers.
Need low down payment access to homeownership.
Have limited or no credit.

Occupancy Requirement
Allowed Primary residences and second homes are allowed.
Not Allowed Investment properties are not permitted.

Borrower Eligibility
Eligible Borrowers ITIN holders, DACA recipients, U.S. citizens, Non-permanent residents with ITIN.
Additional Rules Maximum 2 applicants, Non-occupant co-borrower allowed, Co-borrower may contribute income, Co-borrower cannot be seller, Diplomatic immunity not allowed.

Homeownership Counseling
Requirement First-time homebuyer counseling is required through Home America. An 18-month post-purchase counseling class is also required.
Conditions The applicant must complete and pay for the pre-purchase course prior to closing as part of underwriting (estimated cost: $99). The post-purchase counseling fee must be paid by the applicant at closing and will appear on the Closing Disclosure (estimated cost: $270). Post-purchase counseling may be waived with a credit score of 680 or higher and a minimum 5% down payment.

Credit Requirements
Minimum Credit Standards The minimum required credit score is 600, A minimum credit score of 660 is required if the borrower is self-employed, retaining a current home, or purchasing a property with a price of $750,000 or more. Lower of borrower scores used for qualification and pricing.
No Score & Scoring Rules Borrowers with no credit score may qualify by documenting either one active tradeline paid on time for the past 12 months or one utility account paid on time for the past 12 months.

Debt To Income
Standard Limits PTI up to 42%, DTI up to 55%, Lower result determines approval, PTI = % of income toward housing.
PTI Reductions Self-employed → 38%, No credit score → 38%, Income ≤ $50,000 → 38%, Payment shock > 200% → 38%, Payment shock > 400% → 36%.

Housing History (12 Months Required)
Acceptable Property management ledger, Bank statements (check or electronic), Credit report rent tradeline (680+), Mortgage history (if owned). If the borrower does not meet the acceptable housing history methods above, see VOR (Verification of Rent) alternatives below,
Not Acceptable Cash payments, Money orders, Photos of cancelled checks, Late payments (last 12 months), Evictions (last 24 months).

Verification of Rent
680+ Score VOR or credit supplement allowed, Minimum 5% down payment.
Under 680 / No Score VOR + bank statements required, Minimum 10% down payment.

Income Consistency Requirements
Employment History Wage earners have no minimum employment time requirement; qualification is based on current employment, Self-employed and 1099 borrowers require a minimum of three (3) months of documented income,
Notes Income for wage earners is calculated using the most recent W-2 and current year-to-date (YTD) income, Self-employed income must be supported by bank statements and a year-to-date profit and loss statement; tax returns are required only if already filed.

Income Type	Requirement	Documentation
Wage Earner	No minimum employment time requirement; qualification is based on current employment and income stability.	Most recent W-2, current YTD income, and either 2 most recent paystubs or 2 months bank statements showing deposits; VOE if needed.
Self-Employed	Minimum 3 months of documented income required; income must be stable and reasonable for the line of work.	3 months business or personal bank statements, YTD profit & loss statement, and business verification (CPA letter or license); tax return only if already filed.
Part Time	Income must be consistent and likely to continue; shorter history may be accepted if stability is documented.	Most recent W-2, current YTD income, and either 2 most recent paystubs or 2 months bank statements showing deposits; VOE if needed.
Seasonal	Must demonstrate a consistent income pattern and reasonable expectation of continuance.	Most recent W-2, current YTD income, and either 2 most recent paystubs or 2 months bank statements showing deposits; employer letter confirming rehire pattern. VOE if needed.
Rental Income	Rental income may be used if supported by a valid lease and non-related tenant.	Signed lease agreement, bank statement showing receipt of the first month’s rent or security deposit, and confirmation that the tenant is not a related party.
Child Support	Child support income is acceptable if it is awarded, documented, and expected to continue for at least three (3) years after the expected close date.	Award letter or court order, two (2) most recent bank statements showing receipt of payments, and verification that payments will continue for three (3) or more years after closing.
Maternity Leave	Income may be used if the borrower has a confirmed return-to-work date; if no return date is established, income cannot be used until the borrower returns to work.	Employer documentation confirming return-to-work date, two (2) months of paystubs prior to leave, proof of maternity pay (if applicable), and bank statements verifying deposit of income.
IHSS Income	IHSS income is acceptable if employment is stable and ongoing.	Most recent W-2, written Verification of Employment covering the most recent two (2) years, sixty (60) days of the most recent and consecutive paystubs, and two (2) most recent bank statements verifying deposits.

Down Payment
W2 Applicant Credit score 740+ requires a minimum 5% down payment, Credit score 680–739 requires a minimum 10% down payment.
Self-Employed Credit score 740+ requires a minimum 15% down payment, Credit score 680–739 requires a minimum 20% down payment.

Gift Funds
Allowed uses & sources Gift funds are allowed with no minimum borrower contribution required.
Note Gift funds must be supported by a donor bank statement and a gift letter confirming the funds do not need to be repaid.

Reserves
Requirement One (1) month of the approved housing payment is required in reserves, meaning the borrower must demonstrate sufficient liquid funds to cover one monthly payment.
Acceptable funds Checking or savings account, Can include gifted funds, No seasoning required.

Loan Amounts
Minimum Loan Amount $120,000.
Maximum Loan Amount Up to FHA county loan limits.

Seller Contributions
Maximum Contribution 6% of purchase price
Allowed Uses Closing costs Prepaid items Discount points Buydown escrows

Property Types
Eligible One-unit single-family home, FHA-approved condos, Townhomes, Manufactured homes no older than 5 years (follow additional FHA requirements).
Ineligible 2-4 units, Mobile homes, Homes located in flood zones, Leaseholds or homes where ground rent is in effect, Foreclosures / short sales, Less than 90 days since the previous sale, Properties with rental or resale restrictions, Properties with more than 5 acres.

Inspection	Requirement	Notes
Home Inspection	Required for all properties except new construction; property must meet minimum habitability and safety standards prior to closing.	Full home inspection report from a qualified third-party inspector; proof of payment and Trio signed acknowledgment form.
FHA Appraisal	Required for all transactions; appraised value must be equal to or greater than purchase price and meet FHA condition standards.	FHA appraisal report; 1004D if repairs are required to confirm completion.
Roof Certification	Required if the property is over 10 years old or has an appraisal condition rating of C3 or C4; roof must have at least 2 years of remaining life.	Roof certification from a licensed roofing contractor or proof of roof replacement within the last 5 years (with invoice/photos).
Pest Inspection	Required for all properties except new construction; any pest-related issues must be corrected prior to closing.	If pest or non-pest issues are identified, all conditions must be corrected and reinspected, and the repairs must comply with the Home Inspection Requirements.
Supplemental Inspections	May be required based on age of property or findings from primary inspections (e.g., mold, moisture, structural concerns).	Additional inspection reports as requested to clear underwriting conditions.

Inspection Area	Required Repair Criteria
Mold & Moisture	No visible mold, condensation, water stains, or standing water anywhere on the property.
Basement & Crawlspace	No moisture, standing water, stains, major cracks, sagging, flaking, or structural decay.
Structure & Exterior	Proper drainage away from the home; no leaks, termite damage, wood rot, foundation issues, or deterioration of siding, masonry, windows, doors, or exterior structures.
Roof	Roof must be free of leaks, missing or damaged materials, mold, or decay; flashing, fascia, soffits, vents, and gutters must be intact and operable. Roof certification required if property is over 10 years old or appraisal rating is C3 or C4.
Attic	No stains or decay; proper insulation and ventilation; no plumbing vents or exposed electrical splices terminating in the attic.
Electrical	Electrical systems must be intact and safe; no knob-and-tube wiring, exposed splices, open grounds, or unsecured wiring.
Mechanical Systems	All mechanical systems and appliances must be functional, have an estimated remaining lifespan of at least five (5) years, be properly sized for the home, and have been recently serviced prior to closing.
Safety Features	Smoke detectors and carbon monoxide detectors must be properly installed and fully operational.
Pest Inspection	A clear pest report is required, and all pest-related issues must be corrected prior to closing.
Minor Defects	Minor items may be repaired after closing unless they present a safety hazard, are noted in the appraisal or pest report, or are required by local law or loan guidelines.

Solar Panels
Requirement Solar panels must be paid in full prior to or at closing.
Documentation & Conditions Documentation must confirm the system is paid in full and identify the solar company associated with the installation.

Disclaimer – This matrix was published on 09/20/2025. Program guidelines may have changed since then. Please contact Alexis to confirm the most current requirements. For complete details, refer to the Partner Matrices PDF or reach out directly to Alexis for program-specific guidance.

5% Down Payment

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