For brokers and loan officers

Keep your current lender. Send us the FHA files they turn down.

Two programs built for the borrowers most lenders walk away from: FastTrax FHA with VOE-only income, and the Earned Equity Program for the buyer who fell out but still wants the house.

Text Cheryl a Scenario See the Programs

Standard FHA 203(b)
Keep your main lender
Your borrower stays yours
One AE from scenario to close

House keys and a signed purchase agreement

Files we want to see

Borrowers whose income is hard to document with tax returns
Tips, bonuses, commission, or a recent promotion
A purchase that fell out of financing at another lender
Renters who need a path to own before they fully qualify
ITIN and DACA borrowers (EEP)

The programs

Two ways to save the deal

You do not have to move your whole book. Most brokers use us for the files that don't fit their main lender's box.

Program 1

FastTrax FHA: VOE Only

Standard, insured FHA 203(b) run through AUS. This is not a non-QM loan. The only difference is how income is documented: a third-party Verification of Employment instead of W-2s and tax returns.

For W-2 employees only (not self-employed)
No W-2s or tax returns needed
FHA minimum 3.5% down payment
620+ FICO
Max DTI 45%
100% gift funds allowed
Up to 6% seller concessions
Purchase, rate and term refinance, and cash-out to 80% LTV
SFR or duplex, FHA-approved condos, double-wide manufactured
Income types: W-2, overtime, commission, tips, bonus, fixed income
AUS Approve/Eligible, no manual underwriting
Not eligible: bank-statement or P&L income, 203(k), or pairing with DPA

Program 2

EEP: Earned Equity Program

A path to ownership for the borrower who isn't ready today. A government entity purchases the home. Your borrower moves in under a lease or seller-financing agreement, builds payment history, and refinances into their own loan when they qualify.

Built for files that fell out but the buyer still wants the house
Credit from 580, with lower scores considered case by case
US citizens, permanent residents, ITIN, and DACA eligible
3.5% down payment, gift funds allowed
Flexible debt-to-income limits
1 to 2 units: SFR, townhome, PUD, modular, FHA-approved condo
12-month housing history required
Payments start the month after closing

The Earned Equity Program is not an FHA or HUD product. The lease or seller-financing arrangement is separate from the FHA loan. Availability can vary by state and channel, so ask Cheryl before quoting it to a borrower.

Quick comparison

Which program fits your file?

	FastTrax FHA (VOE Only)	EEP (Earned Equity)
Best for	Employed borrowers who are hard to document with tax returns	Buyers who don't fully qualify yet but want the home now
Employment	W-2 employees only	Employed or self-employed
Income	Third-party VOE	Documented income, bank statements considered
Minimum credit	620	580 (lower case by case)
Down payment	FHA minimum 3.5%	3.5%
ITIN / DACA	No	Yes
Loan purpose	Purchase or refinance	Purchase
Structure	Standard FHA 203(b) loan	Lease or seller-finance, then refinance into ownership

Real-world scenarios

Three borrowers other lenders said no to

Illustrative examples to show where each program fits. Every file is subject to full underwriting.

The Restaurant Manager

Purchase

The situation: W-2 restaurant manager paid salary plus tips and bonuses through payroll. Promoted this year, so last year's tax return shows far less than she earns now.
Why the other lender said no: Their income calculation was built from tax returns and didn't reflect her current pay.
How we look at it: Her employer verifies current employment and income on a third-party VOE. 3.5% down, with a gift from her parents.

Fit: FastTrax FHA

The Electrician on Extension

Cash-out refinance

The situation: Long-time W-2 electrician wants to pay off high-interest credit cards. A big part of his pay is overtime and a year-end bonus. He filed an extension, so last year's return isn't done.
Why the other lender said no: Their overlay required his most recent filed return before they would count the overtime and bonus. His file sat waiting.
How we look at it: No tax returns needed. The VOE documents his employment and income. Cash-out up to 80% LTV.

Fit: FastTrax FHA

The Family Who Fell Out

Purchase rescue

The situation: Self-employed husband, ITIN borrower, 590 credit, under contract on a townhome. Financing fell through a week before closing.
Why the other lender said no: ITIN plus self-employment plus credit below their minimum.
How we look at it: EEP purchases the home and the family leases or is seller-financed with 3.5% down, building history until they refinance.

Fit: EEP

How it works

From stuck file to closing

Signing up as a TPO broker is simple, and you keep using your current lenders for everything else.

Send the scenarioEmail or call Cheryl with the basics. No borrower names needed to start.
Get a fast answerYou hear back with a yes, a no, or what it would take.
Get approved as a brokerCheryl walks you through the TPO sign-up so you can submit.
Submit and closeYour borrower, your relationship, your compensation. We handle the program.

Cheryl, Account Executive, with The Lender AI No. 51 race car

Talk to Cheryl

Cheryl Falkner

Account Executive, The Lender AI

NMLS# 1959125

Text or call 813-551-2669

cheryl@thelenderai.com

Email a Scenario

Who you'll work with

Your Account Executive: 20+ years in mortgage

Cheryl has been in the mortgage business since 2003. She has worked FHA VOE-only and Earned Equity Program files from start to finish, so she knows where these deals get stuck and how to get them through. Her job is your pipeline: she works for the broker, not against you.

Straight answers on whether a file fits, usually the same day
Help packaging the file before it goes to underwriting
One point of contact from scenario to closing

FAQ

Common questions

Do I have to stop using my current lender?

No. Most brokers keep their main lender and send us the FHA files that don't fit there.

Is FastTrax a real FHA loan?

Yes. It is a standard FHA 203(b) loan run through AUS. The difference is how income is documented: a third-party VOE instead of W-2s and tax returns.

Can a self-employed borrower use FastTrax?

FastTrax requires income that an employer can verify. Bank-statement and P&L income are not eligible. Self-employed borrowers are often a better fit for EEP, so send the scenario and we'll tell you.

Who owns the home in the EEP program?

The home is purchased through the program and the buyer leases it or is seller-financed until they refinance. The buyer receives full program disclosures before signing.

How do I get approved to submit loans?

Contact Cheryl and she will walk you through the TPO broker approval process.