LoanStream Select Program

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1 19000 MacArthur Boulevard, 2nd Floor Ratesheet Co RS-WS Effective Date: 4/2/2019 #1 Wholesale Rate Sheet Table of Contents Contact list Tab Product LSM Select: All FNMA/FHLCM Corporate Headquarters: Phone: FICO => 700 & <= 80% LTV 2 FannieMae Products Inquires@LSMortgage.com 3 FreddieMac Products LSM Select: All FHA/VA FICO => Agency LLPAs 680 & Loan Amts => $200K Lock Desk: Phone: Government Products LockDesk@LSMortgage.com 6 Jumbo NANQM Monthly Special Just Missed and Expanded Investment U/W Loan Scenarios: Phone: Only Expanded Owner/2nd Home or/and No Ratios Scenarios_ls@LSMortgage.com NAN Q Scenarios & Phone: Only Lock Expiration Days Relock Fee CalHFA Rates - click the link below** Prequals EZQual@LSMortgage.com 15 Day 04/17/19 (0.250) 30 Day 05/02/19 **CalFHA 60 day lock period = LSM 30 Day lock period Management Escalations Phone: Only 45 Day 05/17/19 CalHFA 90 day lock period = LSM 60 Day lock period** Greg Armstrong GArmstrong@LSMortgage.com 60 Day 06/01/19 CD Desk: Phone: Only Underwriting Fee* DOC Fee All Loans CD@LSMortgage.com Agency $ $79 FHA/VA $ Funding Department: Phone: Only USDA $ *Underwriting Fee is not allowed in the state of NC and WA. State LLPA required. Funding@LSMortgage.com FHA SL $ VA IRRRL $ Submission Desk Phone: Only Submissions_LS@LSMortgage.com Lock Extension Fees per day 1 Max extension 30 days and/or 5 times whichever comes first LoanStream Select Program Current Turn Times Department Turn Times Comments Submission - Set up 24 Hours Same Day if submitted before 12 PM New U/W 72 Hours If Submitted past 2 PM then 96 Hours U/W CTC 48 Hours If Submitted past 2 PM then 96 Hours Lock Desk Same Day Must be submitted during our Business Hours CD 24 Hours Same Day if submitted before 12 PM DOCS 24 Hours Same Day if submitted before 12 PM Funding 24 Hours Same Day if Clear to fund prior to 12:30 PM Mortgagee Clause OCMBC, INC. ISAOA MACARTHUR BLVD SUITE 200 IRVINE, CA Lender ID Number FHA Lender ID - California FHA Lender ID - Outstate VA Lender ID USDA Lender ID RATES AND LLPAs ARE SUBJECT TO CHANGE WITHOUT NOTICE. CALFHA LOCKS, EXTENSIONS AND RELOCKS ACCEPTED UNTIL 1:00 PM PT THIS INFORMATION IS INTENDED FOR PROFESSIONAL OR BUSINESS USE ONLY. NOT FOR CONSUMER 1

2 FANNIE MAE CONFORMING FIXED RATE PRICING FANNIE MAE 30 YEAR FIXED (101) FANNIE MAE 25 YEAR FIXED (125) FANNIE MAE 20 YEAR FIXED (120) FANNIE MAE 15 YEAR FIXED (115) FANNIE MAE 10 YEAR FIXED (110) Rate 15-Day 30-Day 45-Day Rate 15-Day 30-Day 45-Day CONFORMING ARM PRICING FANNIE MAE 5/1 LIBOR ARM (A105) 2/2/5 FANNIE MAE 7/1 LIBOR ARM (A107) 5/2/5 FANNIE MAE 10/1 LIBOR ARM (A110) 5/2/ HOME READY CONFORMING PRICING HOME READY 30 YEAR FIXED (R101) HOME READY 5/1 LIBOR ARM (RA105) 2/2/5 HOME READY 7/1 LIBOR ARM (RA107) 5/2/ FANNIE MAE HIGH BALANCE FIXED RATE PRICING FANNIE MAE HB YEAR FIXED (101HB) FANNIE MAE HB 15 YEAR FIXED (115HB) FANNIE MAE HB 10 YEAR FIXED (110HB) FANNIE MAE HIGH BALANCE ARM PRICING FANNIE MAE 5/1 HB LIBOR ARM (A105HB) 2/2/5 FANNIE MAE 7/1 HB LIBOR ARM (A107HB) 5/2/5 FANNIE MAE 10/1 HB LIBOR ARM (A110HB) 5/2/

3 FREDDIE MAC FIXED RATE PRICING FREDDIE MAC 30 YEAR FIXED (201) FREDDIE MAC 25 YEAR FIXED (225) FREDDIE MAC 20 YEAR FIXED (220) FREDDIE MAC 15 YEAR FIXED (215) FREDDIE MAC 10 YEAR FIXED (210) Rate 15-Day 30-Day 45-Day Rate 15-Day 30-Day 45-Day FREDDIE MAC SUPER CONFORMING FIXED RATE PRICING FREDDIE MAC SC 30 YEAR FIXED (201SC) FREDDIE MAC SC 15 YEAR FIXED (215SC) FREDDIE MAC SC 10 YEAR FIXED (210SC) HOME POSSIBLE CONFORMING PRICING HOME POSSIBLE 30 YEAR FIXED (HP201) HOME POSSIBLE 20 YEAR FIXED (HP220) HOME POSSIBLE 15 YEAR FIXED (HP215)

4 Investment Property 2-Units 3-4 Units (FIXED) 3-4 Units (ARMS) Condo (N/A for Detached Condos) Manufactured Homes FICO (N/A for 15 Year Term or less) FICO (N/A for 15 Year Term or less) FICO (N/A for 15 Year Term or less) FICO (N/A for 15 Year Term or less) FICO (N/A for 15 Year Term or less) FICO (N/A for 15 Year Term or less) FICO >=740 (N/A for 15 Year Term or less) Cash Out with FICO Cash Out with FICO Cash Out with FICO Cash Out with FICO Cash Out with FICO Cash Out with FICO Cash Out with FICO >= 740 Fixed - Purchase & Rate/Term Refin Fixed - Cash Out (in addition to standard Cash Out Adjustment) ARM - Purchase & Rate/Term Refi ARM - Cash Out (in addition to standard Cash Out Adjustment) AGENCY FIXED AND ARM ADJUSTMENTS *** Adjustments are to PRICE - Use all that apply. Adjustments are not representative of guidelines. <=60% N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A High Balance or Super Conforming Adjustments N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A SUBORDINATE FINANCING LOAN AMOUNT ** LTV <= 75.00% <= 65.00% CLTV <= 80.00% 80.01% % FICO < FICO >= Loan Amt $75,000 <= $100,000 Loan Amt >$100,000 < = $150, % % 80.01% % MISCELLANEOUS 75.01% % <= 95.00% 75.01% % 95.01% % Texas Cash out > 6 Financed Properties Home Possible and Home Ready with Sub Financing (in lieu of Second Home LTV > 85% (Freddie Mac) adjustments above) Escrow Waiver (Non-CA) LENDER PAID MORTGAGE INSURANCE State Adjustors: NC or WA LSM Select: FICO => 700 & LTV<= 80% % % % % FICO HOMEREADY AND HOME POSSIBLE ADJUSTMENT FICO CAPS* FICO LTV > 80% AND FICO >= FICO All other LTV & FICO combinations FICO FICO FICO FICO => *Adjustment caps are only applicable to standard Agency Fixed/ARM and Subordinate Financing adjustments LENDER PAID MORTGAGE INSURANCE (Cash out or 3-4 Units not available) **Minimum Loan Amount $75,000** FICO => 740 Second Home Investment NA NA NA ***All loan level price adjustments are cumulative*** Max Final Price including comp Cannot Exceed (4.00) for all Agency Programs

5 FHA FIXED RATE PRICING FHA YEAR FIXED (301 & 325) FHA 20 YEAR FIXED (320) FHA 15 YEAR FIXED (315) VA FIXED RATE PRICING VA YEAR FIXED (401 & 425) VA 20 YEAR FIXED (420) VA 15 YEAR FIXED (415) USDA / FHA $100 DOWN & 5/1 ARM PRICING USDA 30 YEAR FIXED (501) FHA $100 DOWN 30 YEAR FIXED (301 ($100)) FHA/VA 5/1 ARM (A305 & A405) 1/1/5 MARGIN - 2% FHA HIGH BALANCE FIXED RATE PRICING FHA HB YEAR FIXED (301HB) FHA HB 20 YEAR FIXED (320HB) FHA HB 15 YEAR FIXED (315HB) VA HIGH BALANCE FIXED RATE PRICING VA HB YEAR FIXED (401HB) VA HB 20 YEAR FIXED (420HB) VA HB 15 YEAR FIXED (415HB)

6 FHA FIXED RATE PORTFOLIO PRICING FHA YEAR FIXED FICO < 620 (601 & 625) FHA 20 YEAR FIXED FICO < 620 (620) FHA 15 YEAR FIXED FICO < 620 (615) VA FIXED RATE PORTFOLIO PRICING VA YEAR FIXED FICO < 620 (701 & 725) VA 20 YEAR FIXED FICO < 620 (720) VA 15 YEAR FIXED FICO < 620 (715) FHA HIGH BALANCE PORTFOLIO FIXED RATE PRICING FHA HB YEAR FIXED FICO < 620 (601HB) FHA HB 20 YEAR FIXED FICO < 620 (620HB) FHA HB 15 YEAR FIXED FICO < 620 (615HB) VA HIGH BALANCE PORTFOLIO FIXED RATE PRICING VA HB YEAR FIXED FICO < 620 (701HB) VA HB 20 YEAR FIXED FICO < 620 (720HB) VA HB 15 YEAR FIXED FICO < 620 (715HB) FICO ADJUSTMENTS GOVERNMENT ADJUSTMENTS Adjustments are to PRICE - Use all that apply. Adjustments are not representative of guidelines. MISCELLANEOUS FICO VA IRRRL FICO VA Cashout > 90% with FICO < 620 FICO (Low Balance) High Balance Cash Out (Portfolio Only) FICO (High Balance) Manual Underwrite with FICO < 620 (Full Doc Loans Only) FICO (use FHA/VA Portfolio Pricing) State Adjustors: NC or WA FICO (use FHA/VA Portfolio Pricing) VA Loan Amount > $950K FICO (use FHA Port. Pricing - C/O or VA not allowed) LSM Select: FICO => 680 & Loan Amts => $200K FICO < 560 (use FHA Port. Pricing - C/O or VA not allowed) One Score (use FHA/VA Portfolio Pricing) PROPERTY TYPE ADJUSTMENTS 3-4 Units No FICO (use FHA Portfolio Pricing & Purchase Only) LOAN AMOUNT Investment or 2nd Home (Streamline or IRRRL only) Manuf Home (Purchase or R/T) Loan Amount $75,000 <= $100,000 Manuf Home (Cash Out) **Max Final Price including Comp cannot exceed (5.00)** Click Here For CALHFA **CalFHA 60 day lock period = LSM 30 Day lock period CalHFA 90 day lock period = LSM 60 Day lock period**

7 PLATINUM NON-CONFORMING PURCHASE FIXED PRICING PLATINUM 30 YEAR FIXED PURCHASE (P201) PLATINUM 20 YEAR FIXED PURCHASE (P220) PLATINUM 15 YEAR FIXED PURCHASE (P215) PLATINUM NON-CONFORMING PURCHASE ARM PRICING PLATINUM 5/1 LIBOR (2/2/5) MARGIN 2.25% (PA205) PLATINUM 7/1 LIBOR (2/2/5) MARGIN 2.25% (PA207) PLATINUM 10/1 LIBOR (2/2/5) MARGIN 2.25% (PA210) PLATINUM NON-CONFORMING REFINANCE FIXED PRICING PLATINUM REFIN 30 YEAR FIXED (PR201) PLATINUM REFIN 20 YEAR FIXED (PR220) PLATINUM REFIN 15 YEAR FIXED (PR215) PLATINUM NON-CONFORMING REFINANCE ARM PRICING PLATINUM 5/1 LIBOR (2/2/5) MARGIN 2.25% (PRA205) PLATINUM 7/1 LIBOR (2/2/5) MARGIN 2.25% (PRA207) PLATINUM 10/1 LIBOR (2/2/5) MARGIN 2.25% (PRA210) Platinum Non-Conforming Price Adjustments Adjustments are to PRICE - Use all that apply. Adjustments are not representative of guidelines. Adjustments FICO/LTV Adjustments Investment Property (5/1 ARM N/A) % 70.01% 75.01% 80.01% FICO <=60% 3 Unit Property to 70% to 75% to 80% to 85% (1) 4 Unit Property Second Home Loan Amt >$453,100 to <=$679, Loan Amount >=$1MM Cash Out Refinance LTV <=50% NA Cash Out Refinance LTV >50% <=60% NA Cash Out Refinance LTV >60% Impound Waiver State Adjustors: NC or WA (1) > 80% to 85% LTV Notes: 5/1 ARMS N/A > 80% LTV **Prices are indicative and subject to change without notice. Please log into LSM portal to obtain live lock pricing. **All loan level price adjustments are cumulative** Not all price adjustments are effective for all products. Please refer to LSM guide for complete eligibility rules. **Max Final Price Cannot Exceed (1.00)** Intended for use by mortgage professionals only and should not be distributed to borrowers, as defined by Section of Regulation Z**