T J FINANCIAL PROGRAM MATRIX/GUIDELINE

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Samuel Malone
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1 T J FINANCIAL PROGRAM MATRIX/GUIDELINE PRODUCTS Conforming Products - Conforming Fixed - CF300, CF200, CF150, CF100 - High Balance Conforming - HB300, HB150 - Conforming Fixed Period Arms - CA331, CA351, CA371, CA310 - High Balance Conforming Fixed Period ARMs - HB351, HB371, HB310 Non-Conforming Products Non-Conforming Fixed - TJ300, TJ150 - WF300, WF150, WF351, WF371, WF310 Attachment - TJ Refinance Eligibility Guideline - Fannie Mae and Freddie Mac High Balance Loan Limits in California 1 of 9 12/6/2017

2 Conforming Fixed 30, 20, 15, 10 Years (CF300, CF200, CF150, CF100) Purchase R/T Cash-Out Full Doc LTV/CLTV/HCLTV LTV/CLTV/HCLTV LTV/CLTV/HCLTV Primary 1U 90/90/90 90/90/90 75/75/75 Primary 2U 80/80/80 80/80/80 75/75/75 Primary 3-4U 75/75/75 75/75/75 75/75/75 2nd HM 1U 80/80/80 80/80/80 75/75/75 N/O/O 1U 80/80/80 75/75/75 75/75/75 N/O/O 2-4U 75/75/75 75/75/75 70/70/70 Min Fico 620 for Full/Alt, unless otherwise noted For LTV/CLTV>80%: Full Doc only & Max 41%DTI & Min 720 D-FICO Multiple Financed Properties for the same borrower with DU approval 1) If the borrower is financing a 2nd Home or N/O/O, the maximum number of financied properties is 10. 2) If the borrower will have 7-10 financed properties, minimum 720 D-FICO 3) Maximum financed properties for the Cash Out Refinance transaction is 6 4) Multiple Properties Reserve Requirements 1-4 financed properties: 2% of the aggregate unpaid principal balance 5-6 financed properties: 4% of the aggregate unpaid principal balance 7-10 financed properties: 6% of the aggregate unpaid principal balance Rental income must follow FNMA guidelines & documented per DU (1040 pgs. 1, 2 & schedule E) The file with Non-Occupant Co-Bo's: 1) DU or LP approval 2) 1 U & O/O 3) P & R/T 4) All borrowers need to be on TITLE & ORIGINAL NOTE for Refinance transaction Refinance Guidelines refer to TJ Refinance Eligibility Guideline Equity Transfer: Needs to provide mortgage history for the subject property and Full Doc Only 1U: $453,100; 2U: $580,150; 3U: $701,250; 4U: $871,450 2 of 9 12/6/2017

3 High Balance Conforming Fixed 15, 30 Years HB150, HB300 Purchase R/T C/O Full Doc LTV/CLTV/HCLTV LTV/CLTV/HCLTV LTV/CLTV/HCLTV Primary 1 U 80/80/80 80/80/80 75/75/75 Primary 2-4U 75/75/75 75/75/75 75/75/75 2nd HM 1U 80/80/80 80/80/80 75/75/75 N/O/O 1 U 80/80/80 75/75/75 75/75/75 N/O/O 2-4U 75/75/75 75/75/75 70/70/70 Min FICO: 660 Max DTI: Base on DU approval Reserves: Base on the DU Refinance Guidelines refer to TJ Refinance Eligibility Guideline Multiple Financed Properties for the same borrower with DU approval 1) If the borrower is financing a 2nd Home or N/O/O, the maximum number of financied properties is 10. 2) If the borrower will have 7-10 financed properties, minimum 720 D-FICO 3) Maximum financed properties for the Cash Out Refinance transaction is 6 4) Multiple Properties Reserve Requirements 1-4 financed properties: 2% of the aggregate unpaid principal balance 5-6 financed properties: 4% of the aggregate unpaid principal balance 7-10 financed properties: 6% of the aggregate unpaid principal balance The file with Non-Occupant Co-Bo's: 1) DU or LP approval 2) 1 U & O/O 3) P & R/T 4) All borrowers need to be on TITLE & ORIGINAL NOTE for Refinance transaction Max Loan Limits: See attachment 4506T needs to be signed 3 of 9 12/6/2017

4 Conforming Fixed Period ARMs 3/1, 5/1, 7/1, 10/1 (1 Year LIBOR) (CA331, CA351, CA371, CA310) Purchase R/T Cash-Out Full Doc LTV/CLTV/HCLTV LTV/CLTV/HCLTV LTV/CLTV/HCLTV Primary 1U 90/90/90 90/90/90 75/75/75 Primary 2U 75/75/75 75/75/75 65/65/65 2nd HM 1U 80/80/80 80/80/80 65/65/65 N/O/O 1U 75/75/75 65/65/65 65/65/65 N/O/O 2-4U 65/65/65 65/65/65 60/60/60 Min FICO 620 for Full/Alt, unless otherwise noted For LTV/CLTV>80%: Full Doc only & Max 41%DTI & Min 720 D-FICO Non-Arms Length Transactions is not allowed for 2nd Home & N/O/O transaction. Non-occupant co-borrowers are not allowed Qualify Rate for 3/1 & 5/1 base on the greater of the fully-indexed rate or note rate + 2% Qualify Rate for 7/1 & 10/1 at higher of Fully Index Rate or Note Rate Multiple Financed Properties for the same borrower with DU approval 1) If the borrower is financing a 2nd Home or N/O/O, the maximum number of financied properties is 10. 2) If the borrower will have 7-10 financed properties, minimum 720 D-FICO 3) Maximum financed properties for the Cash Out Refinance transaction is 6 4) Multiple Properties Reserve Requirements 1-4 financed properties: 2% of the aggregate unpaid principal balance 5-6 financed properties: 4% of the aggregate unpaid principal balance 7-10 financed properties: 6% of the aggregate unpaid principal balance Rental income must follow FNMA guidelines & documented per DU (1040 pgs. 1, 2 & schedule E) Refinance Guidelines refer to TJ Refinance Eligibility Guideline Equity Transfer: Needs to provide mortgage history for the subject property and Full Doc Only 1U: $453,100; 2U: $580,150; 3U: $701,250; 4U: $871,450 4 of 9 12/6/2017

5 High Balance Conforming Fixed Period ARMs 5/1, 7/1, 10/1 (1 Year LIBOR) (HB351, HB371, HB310) Purchase R/T C/O Full Doc LTV/CLTV/HCLTV LTV/CLTV/HCLTV LTV/CLTV/HCLTV Primary 1 U 80/80/80 80/80/80 75/75/75 Primary 2-4U 65/65/65 65/65/65 65/65/65 2nd HM 1U 80/80/80 80/80/80 65/65/65 N/O/O 1 U 75/75/75 65/65/65 65/65/65 N/O/O 2-4U 65/65/65 65/65/65 60/60/60 Min FICO: 660 Max DTI: Base on DU approval O/O: 2 Months PITI Reserves; 2nd HM & N/O/O: 6 Months PITI Reserves Refinance Guidelines refer totj Refinance Eligibility Guideline Multiple Financed Properties for the same borrower with DU approval 1) If the borrower is financing a 2nd Home or N/O/O, the maximum number of financied properties is 10. 2) If the borrower will have 7-10 financed properties, minimum 720 D-FICO 3) Maximum financed properties for the Cash Out Refinance transaction is 6 4) Multiple Properties Reserve Requirements 1-4 financed properties: 2% of the aggregate unpaid principal balance 5-6 financed properties: 4% of the aggregate unpaid principal balance 7-10 financed properties: 6% of the aggregate unpaid principal balance Qualify Rate for 5/1 base on the greater of the fully-indexed rate or note rate + 2% Qualify Rate for 7/1 & 10/1 at higher of Fully Index Rate or Note Rate Max Loan Limits: See attachment 4506T needs to be signed 5 of 9 12/6/2017

6 Non-Conforming Fixed 30, 15 Yrs(TJ300, TJ150) Full/Alt FICO 720+ FICO FICO <679 Purchase, R/T LTV/CLTV LTV/CLTV LTV/CLTV Primary 1U:1MM 75/75 70/ MM 65/65 60/ Primary 2-4 U: 1MM 70/70 65/ nd Home 1 U: 1MM 70/70 65/ N/O/O 1-4U: 1MM 70/70 65/ Full/Alt FICO 720+ FICO FICO <679 Cash Out LTV/CLTV LTV/CLTV LTV/CLTV Primary 1U:1MM 65/65 60/ MM 60/60 55/ Primary 2-4 U: 1MM 65/65 60/ nd Home 1 U: 1MM 65/65 60/ N/O/O 1-4U: 1MM 65/65 60/ Max 43% DTI; Non-Occupant Co-borrower is not allowed Max loan amount for Condo: $1MM Refinance Transaction: 1) Borrower must be on the current mortgage being paid off & meet the TJ Refinance Eligibility Guideline 2) All borrowers must have held title min of 6 mos for Cash Out refinance (Note date to application date) 3) If owned <12 mos, LTV based on lower of appraised vlaue or original sales price 4) Properties listed for sale in the last 3 mos are not eligble for refinance transactions 5) Payoff any non-purchase money second consider as Cash Out Refinance Reserves requirement: 1) Min 6 mos PITI reserves 2) Ineligible sources of reserves: Gift, Cash, Business Assets, Cashout proceeds Max Cash Out amount: $500,000 Housing payment history: 0x30 mortgage/rental delinquency in past 12 mos No 60+ mortgage/rental delinquency in past 24 mos Bankruptcy/Foreclosure/Pre-Foreclosure: None in past 7yrs (Measured by discharge or dismissal date) Max 4 properties owned with Max $2 million cumulative loan amount (including commercial, multi-family and properties owned free and clear) 2 Full Appraisal Report for Loan Amount > = 1MM Non-arm's length transactions not allowed 4506-T form to be signed by all borrowers at closing Min 5% owned funds for down payment; No gift funds allowed for the L/A>$1MM DU approval with Approve/Ineligible (for loan amount only) Income/Asset documentation base on the DU guideline Self employed need to provide 2 years busines tax return regardless DU approval 6 of 9 12/6/2017

7 Non-Conforming Fixed 30, 15 Yrs(WF300, WF150) Fixed Period ARMs 5/1, 7/1, 10/1 (1 Year LIBOR)(WF351, WF371, WF310) Loan Amount $453,101-$1MM $1,000,001 -$1.5MM $1,500,001-$2MM Purchase, R/T LTV/CLTV LTV/CLTV LTV/CLTV Primary 1 Unit 80/80 75/75 75/75 Primary 2 Unit 75/75 75/75 75/75 Pimaru 3-4 unit 70/70 70/70 70/70 Second Home 75/75 75/75 70/70 Investment 1 Unit 60/60 60/60 60/60 C/O Refinance LTV/CLTV LTV/CLTV LTV/CLTV Primay 1 Unit 70/70 70/70 65/65 Second Home 65/65 65/65 65/65 Investment 1 Unit 60/60 60/60 60/60 All loan amount need to submit to investor for Prior Approval Underwriting Full Documentation Only; Min FICO: 720; Min Loan Amount: $453,101; Max 43% DTI Refinance Transaction: 1) Borrower must be on the current mortgage to meet the TJ Refinance Eligibility Guideline 2) If owned <12 mos, LTV based on lower of appraised vlaue or original sales price 3) Property listing for sale within the last 6 mos are not eligble for refinance transactions 4) The following criteria will be consider as Rate/Term Refinance 1) Payoff the current mortgage and any purchase money second 2) Payoff any other mortgage lien open more than 12 months and the total drawn in the past 12 months do not exceed 2% of new first mortgage amount 3) Incidental cash to borrower no to exceed 1% of the principal balance of new loan amount Max Cash Out Amount Primary: $400K for LTV>65% $500K for LTV<=65%; Second Home: $350K; Investment: $400K Reserves requirement: 1) Primary 1 Unit: Min 12 mos PITI for loan amount up to $2MM Primary 2 Unit: 12 mos PITI for loan amount upt to $1MM, 18 mos PITI for $1MM-2$MM Primary 3-4 Unit: 36 mos PITI Second Home: 18 mos PITI for loan amount upt to $1MM, 24 mos PITI for $1MM-2$MM Investment: 24 mos PITI for loan amount upt to $1MM, 30 mos PITI for $1MM-2$MM 2) Ineligible sources of reserves: Gift, Cash, borrowed funds, Cashout proceeds and any account that borrowers are not eligible for penalty-free withdrawals Borrower need to have 2 years landlord histories in order to use rental income from rental agreement for qualify purpose Housing payment history: 0x30 mortgage/rental delinquency in past 12 mos; No 60+ mortgage/rental delinquency in past 24 mos Bankruptcy/Foreclosure/Pre-Foreclosure/Deed-in Lieu/Short Sale/Repossession/Loan Midifications: 1) None in past 7yrs (Measured by discharge or dismissal date) 2) Re-establishment of credit: 60 months for Extenuating circumstance 84 months for financial mismanagement 3) Max 70% LTV/CLTV Max 4 financing properties owned by all borrowers with Max $3 million cumulative loan amount (1-4 Units only) Full Appraisal Report need to order thru AMC only Non-arm's length transactions not allowed Min 5% owned funds for down payment; No gift funds allowed for the L/A>$1MM Self employed need to provide 2 years personal and busines tax return 7 of 9 12/6/2017

8 TJ Refinance Eligibility Guideline The Continuity of Obligation was eliminated by FNMA since February TJ will have the following overlay guideline for the Eligibility for Refinance Transaction. Allowable Conditions The following refinance scenarios are eligible for TJ Refinance Eligibility guideline. One of the occupant borrowers for primary residence on the new refinance transaction was obligated on the existing mortgage and on the title currently. One of the borrowers for investment property/second home on the new refinance transaction was obligated on the existing mortgage and on the title currently. The borrower has recently inherited or was legally awarded the property. (divorce, separation or dissolution of marriage or domestic partnership) The borrower has been on title for at least 6 months but is not obligated on the existing mortgage(s) that is being refinanced and the borrower meets the following requirements: o Has been residing in the property for at least 6 months; and o Has either paid the mortgage for the last 6 months; or o Can demonstrate a relationship (relative, domestic partner, etc.) with the current obligor. Exception Request can be reviewed by manager if LTV/CLTV/HCLTV less than 60%. The borrower on the new refinance transaction has been added to title through a transfer from a trust, an LLC, or partnership before initial application date. The following requirements apply: o The borrower must have been a beneficiary/creator (trust) or a 25% or more owner of the LLC or partnership prior to the transfer; and o The transferring entity and/or the borrower has had a consecutive ownership (on title) for at least the most recent 6 months prior to application of the new loan. Note: Transfer of ownership from a corporation to an individual does not meet the TJ Refinance Eligibility requirement. 8 of 9 12/6/2017

9 County Name Metropolitan Designation 2018 Loan Limit 1 Unit 2018 Loan Limit 2 Unit 2018 Loan Limit 3 Unit 2018 Loan Limit 4 Unit ALAMEDA SAN FRANCISCO OAKLAND HAYWARD, CA $679,650 $870,225 $1,051,875 $1,307,175 ALPINE NON METRO $463,450 $593,300 $717,150 $891,250 AMADOR NON METRO $453,100 $580,150 $701,250 $871,450 BUTTE CHICO, CA $453,100 $580,150 $701,250 $871,450 CALAVERAS NON METRO $453,100 $580,150 $701,250 $871,450 COLUSA NON METRO $453,100 $580,150 $701,250 $871,450 CONTRA COSTA SAN FRANCISCO OAKLAND HAYWARD, CA $679,650 $870,225 $1,051,875 $1,307,175 DEL NORTE CRESCENT CITY, CA $453,100 $580,150 $701,250 $871,450 EL DORADO SACRAMENTO ROSEVILLE ARDEN ARCADE, CA $517,500 $662,500 $800,800 $995,200 FRESNO FRESNO, CA $453,100 $580,150 $701,250 $871,450 GLENN NON METRO $453,100 $580,150 $701,250 $871,450 HUMBOLDT EUREKA ARCATA FORTUNA, CA $453,100 $580,150 $701,250 $871,450 IMPERIAL EL CENTRO, CA $453,100 $580,150 $701,250 $871,450 INYO NON METRO $453,100 $580,150 $701,250 $871,450 KERN BAKERSFIELD, CA $453,100 $580,150 $701,250 $871,450 KINGS HANFORD CORCORAN, CA $453,100 $580,150 $701,250 $871,450 LAKE CLEARLAKE, CA $453,100 $580,150 $701,250 $871,450 LASSEN SUSANVILLE, CA $453,100 $580,150 $701,250 $871,450 LOS ANGELES LOS ANGELES LONG BEACH ANAHEIM, CA $679,650 $870,225 $1,051,875 $1,307,175 MADERA MADERA, CA $453,100 $580,150 $701,250 $871,450 MARIN SAN FRANCISCO OAKLAND HAYWARD, CA $679,650 $870,225 $1,051,875 $1,307,175 MARIPOSA NON METRO $453,100 $580,150 $701,250 $871,450 MENDOCINO UKIAH, CA $453,100 $580,150 $701,250 $871,450 MERCED MERCED, CA $453,100 $580,150 $701,250 $871,450 MODOC NON METRO $453,100 $580,150 $701,250 $871,450 MONO NON METRO $529,000 $677,200 $818,600 $1,017,300 MONTEREY SALINAS, CA $615,250 $787,650 $952,050 $1,183,200 NAPA NAPA, CA $679,650 $870,225 $1,051,875 $1,307,175 NEVADA TRUCKEE GRASS VALLEY, CA $477,250 $610,950 $738,500 $917,800 ORANGE LOS ANGELES LONG BEACH ANAHEIM, CA $679,650 $870,225 $1,051,875 $1,307,175 PLACER SACRAMENTO ROSEVILLE ARDEN ARCADE, CA $517,500 $662,500 $800,800 $995,200 PLUMAS NON METRO $453,100 $580,150 $701,250 $871,450 RIVERSIDE RIVERSIDE SAN BERNARDINO ONTARIO, CA $453,100 $580,150 $701,250 $871,450 SACRAMENTO SACRAMENTO ROSEVILLE ARDEN ARCADE, CA $517,500 $662,500 $800,800 $995,200 SAN BENITO SAN JOSE SUNNYVALE SANTA CLARA, CA $679,650 $870,225 $1,051,875 $1,307,175 SAN BERNARDINO RIVERSIDE SAN BERNARDINO ONTARIO, CA $453,100 $580,150 $701,250 $871,450 SAN DIEGO SAN DIEGO CARLSBAD, CA $649,750 $831,800 $1,005,450 $1,249,550 SAN FRANCISCO SAN FRANCISCO OAKLAND HAYWARD, CA $679,650 $870,225 $1,051,875 $1,307,175 SAN JOAQUIN STOCKTON LODI, CA $453,100 $580,150 $701,250 $871,450 SAN LUIS OBISPO SAN LUIS OBISPO PASO ROBLES ARROYO GRANDE, CA $615,250 $787,650 $952,050 $1,183,200 SAN MATEO SAN FRANCISCO OAKLAND HAYWARD, CA $679,650 $870,225 $1,051,875 $1,307,175 SANTA BARBARA SANTA MARIA SANTA BARBARA, CA $625,500 $800,775 $967,950 $1,202,925 SANTA CLARA SAN JOSE SUNNYVALE SANTA CLARA, CA $679,650 $870,225 $1,051,875 $1,307,175 SANTA CRUZ SANTA CRUZ WATSONVILLE, CA $679,650 $870,225 $1,051,875 $1,307,175 SHASTA REDDING, CA $453,100 $580,150 $701,250 $871,450 SIERRA NON METRO $453,100 $580,150 $701,250 $871,450 SISKIYOU NON METRO $453,100 $580,150 $701,250 $871,450 SOLANO VALLEJO FAIRFIELD, CA $460,000 $588,850 $711,800 $884,600 SONOMA SANTA ROSA, CA $648,600 $830,300 $1,003,650 $1,247,300 STANISLAUS MODESTO, CA $453,100 $580,150 $701,250 $871,450 SUTTER YUBA CITY, CA $453,100 $580,150 $701,250 $871,450 TEHAMA RED BLUFF, CA $453,100 $580,150 $701,250 $871,450 TRINITY NON METRO $453,100 $580,150 $701,250 $871,450 TULARE VISALIA PORTERVILLE, CA $453,100 $580,150 $701,250 $871,450 TUOLUMNE SONORA, CA $453,100 $580,150 $701,250 $871,450 VENTURA OXNARD THOUSAND OAKS VENTURA, CA $672,750 $861,250 $1,041,050 $1,293,750 YOLO SACRAMENTO ROSEVILLE ARDEN ARCADE, CA $517,500 $662,500 $800,800 $995,200 YUBA YUBA CITY, CA $453,100 $580,150 $701,250 $871,450 9 of 9 12/6/2017

PROGRAM EFFICIENCY 1 BR 2 BR 3 BR 4 BR 5 BR 6 BR

PROGRAM EFFICIENCY 1 BR 2 BR 3 BR 4 BR 5 BR 6 BR Bakersfield, CA MSA Chico, CA MSA El Centro, CA MSA Fresno, CA MSA Hanford-Corcoran, CA MSA HOUSING TRUST FUND RENT 318 357 519 681 843 1005 1167 30% RENT LIMIT 318 341 408 472 527 581 635 Los Angeles-Long