Home in Five Advantage Mortgage Origination Program. Administrator s Guidelines. September 20, 2012 Rev Revisions are shown on Page 3

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1 Home in Five Advantage Mortgage Origination Program Administrator s Guidelines September 20, 2012 Rev Revisions are shown on Page 3

2 !!! Administrator s Guidelines!!!!!!! Page 2 TABLE OF CONTENTS REVISIONS TABLE 3 PROGRAM PRODUCTS 5 Daily Rate Lock Reservation Availability 5 Assisted Rate Loan with 5% Assistance Grant 5 THE REQUIREMENTS 6 Eligible Borrowers 6 Minimum FICO Score 6 Homebuyer Education Online Homebuyer Education Home Inspection 6 INCOME LIMITS 6 ELIGIBLE AREA 7 PURCHASE PRICE LIMITS 7 PROPERTY REQUIREMENTS 7 FINANCING FACTS 8 THE PROCESS 9 REQUEST GRANT FUNDS FOR CLOSING 10 Extension Request 13 ehousingplus WEB-BASED SYSTEM 15 PROGRAM FEES 16 CLOSING DOCUMENT 17 DOCUMENTS REQUIRED FOR COMPLIANCE FILE 17 NEW DOCUMENT REQUIRED FOR US BANK FILE 18

3 !!! Administrator s Guidelines!!!!!!! Page 3 REVISIONS TABLE Date 10/17/12 Page 6 - ehomeamerica temporarily suspended as a homebuyer education provider 11/28/12 Page 6 - Home Inspection required 12/20/12 Page 6 - Online Homebuyer Education added 12/21/12 Page 7 - Maximum Purchase Price Limits added 1/24/13 Page 5 - Assistance is funded by the IDA s escrow agent Zion Bank 1/24/13 Page 10 - The Process updated to include DPA funding process 2/8/13 Page 12 - DPA Process Summary Added 2/8/13 Page 18 - US Bank DPA Funding Verification Form Information 2/15/13 Page 6 - Revised Option 2; Page 7 - Revised income limits for ALL borrowers 3/11/13 Page 11, 12, 13 - Revised Zions Bank addresses for DPA Funding Request 3/13/13 Page 11, 12, 13 - Corrected Zions Bank address 3/26/13 Page 11, 12, 13 - Corrected Zions Bank address 4/12/13 Page 6, Updated Homebuyer Education and online Homebuyer Education Information 6/13/13 Page 6, NHS of Phoenix contact changed to Rita Johnson PAGES 11, 16, 17 INFORMATION UPDATED TO FULFILL REQUIREMENTS OF PAGES 10, 12 FURTHER CLARIFIED REQUIREMENTS OF Page 13, Clarification of processing timetable Page 7, Revised to reflect increased cost of NHS online Homebuyer Ed Page 12, Added another person to the list of people receiving wire requests

4 !!! Administrator s Guidelines!!!!!!! Page 4 THE IDA s OF THE CITY OF PHOENIX, AZ AND MARICOPA COUNTY TEAM The IDA s of the City of Phoenix, AZ and Maricopa County Create and sponsor a first mortgage program and a down payment assistance program, set the rate, term and points, and market the program Participating Lenders Take applications, reserve in their own systems, process, underwrite, approve, fund, close and sell qualified loans to the program. Lenders are responsible for servicing program loans in accordance with Agency requirements until they re purchased by the Master Servicer. US Bank Master Servicer Provides information on acceptable loan products and delivery and funding, receives all first mortgage files, reviews first mortgage files, notifies lenders of first mortgage file exceptions, approves first mortgage files, purchases pools and delivers loans, delivers certificate. ehousingplus Program Administration Maintains the program reservation system, websites, and posts Administrator s guide, forms, training materials, provides program and system training, answers program and system questions, receives compliance files, reviews, posts and notifies of exceptions and approves compliance file.

5 !!! Administrator s Guidelines!!!!!!! Page 5 PROGRAM PRODUCTS PLEASE NOTE THAT RATES AND ASSISTANCE GRANT AMOUNTS ARE SUBJECT TO CHANGE AT ANY TIME. With respect to reserved loans, the rate and assistance will not change as long as loans are delivered according to the timetable included in this Guide. All loans in this program are Assisted Rate Loans. Funds are available in a first-come, first-served revolving pool that provides continuous funding. Daily Rate Lock Reservation Availability Reservations in this program are available Monday - Friday 8:00 a.m. - 6:00 p.m. Mountain Time excluding holidays. Assisted Rate Loan with 5% Assistance Grant OPTION 1 The borrower receives a 30-year, fixed rate, fully amortizing first mortgage loan with 360 level monthly payments as well as an assistance payment equal to 5.00% of the note amount to apply toward down payment or closing costs. Current rates are available online within the system ida-city-of-phoenix-county-of-maricopa/ Income limits apply. OPTION 2 (Rev. 2/15/13) Also, subject to change at any time, Qualified Veterans, active duty military, active reservists and active members of the National Guard will receive an additional 1.00% of down payment/closing cost assistance. Allocation is limited for this option and available first-come, first-served. For directions on how to reserve the additional 1.00% see page 8 (Heading Reserve ) or 10 (see last paragraph). For proof of eligibility, see page 12, bottom of page under Heading Those Qualifying for Military Increased Assistance. The Assistance is calculated on the Note amount and funded by the IDA s escrow agent Zion Bank. The Assistance may be used for down payment or closing costs and prepaids. While there is no cash back in this program, the borrower may be reimbursed for any overpayment of escrow. Because the Assistance is a fixed percentage, any remaining Assistance must be applied as a principal reduction. Assistance is in the form of a non-repayable grant. It is not repayable under any circumstances. When you reserve the first mortgage, the 5.00% Assistance is automatically reserved. There is no additional reservation necessary. When you close the loan there are no second mortgages, second notes, deed restrictions or liens. There is no repayment. For Option 2 Military additional assistance, see pages 8 (heading Reserve ) or 10 (see last paragraph).

6 !!! Administrator s Guidelines!!!!!!! Page 6 THE REQUIREMENTS Eligible Borrowers There is no first-time homebuyer requirement in this program. Buyers and their spouses must be able to permanently reside in the US. Please contact the Compliance office with questions regarding permanent residency. Work visas, student visas, any temporary visas do not qualify. Those with permanent asylum do qualify & should provide an I-9. Buyers must occupy the property within 60 days of closing. Applicants must be considered irrespective of age, race, color, religion, national origin Contact ehousingplus Compliance office with questions regarding eligibility. Minimum FICO Score Buyers must have a minimum FICO credit score of 640, the mid score must be the minimum or above. If an Agency (FHA, etc) has a higher minimum, follow Agency guidelines. If a participating lender has a higher minimum for other loans and wishes to require a higher minimum for loans, then lenders must use the higher minimum. For home buyers with NO FICO score, manual underwriting shall be permitted. Underwriters must follow the manual underwriting guidelines for the product. Also, the maximum DTI ratio is 45%. Homebuyer Education All borrowers (any person on the Note/Warranty Deed) must attend a homebuyer education course. The borrower may choose any HUD approved housing counseling agency and must receive a certificate of completion. For the HUD approved courses available in Arizona click here weblistaction=search&searchstate=az Online Homebuyer Education At this time, Neighborhood Housing Services of Phoenix and Genesis are online education providers BORROWER may contact Rita Johnson with Neighborhood Housing Services of Phoenix via or phone: rjohnson@nhsphoenix.org Rita will the borrower a link to the online education and provide them with a discount code so the cost is $ OR Genesis Housing Services help@genesis.org Web: Cost is $95 Home Inspection Loans reserved December 3, 2012 or after require a home inspection. A copy of the home inspection payment receipt must be included in the compliance file. INCOME LIMITS Use 1003 Qualifying Income. Effective Feb. 15, 2013, ALL borrowers (including military) income may not exceed: $88,340 All household sizes.

7 !!! Administrator s Guidelines!!!!!!! Page 7 ELIGIBLE AREA All of Maricopa County including the City of Phoenix PURCHASE PRICE LIMITS Revised 12/21/12 $300,000 PROPERTY REQUIREMENTS New or existing, one-four units, detached or attached, condos, town homes, manufactured homes that meet servicer/insurer/guarantor requirements. Mobile, recreational, seasonal or other types of vacation or non-permanent homes are not permitted. Land may not exceed the size required to maintain basic livability. Properties purchased in the program must be residential units.

8 !!! Administrator s Guidelines!!!!!!! Page 8 FINANCING FACTS The following mortgage products are offered in this program: FHA, VA, USDA: RD. No conventional loans. US Bank provides the types of government loans permitted. It s expected that lenders have reviewed some preliminary documentation and believe that applicants will also qualify for credit. Excessive cancellations will be reviewed to assure that program funds are not being utilized inappropriately. Appraisal must indicate that the home has at least a 30 year remaining useful life. All available assets are not required to be used in this program. Buydowns (temporary) - Follow Agency Guidelines. Cash Back to the borrower is not permitted. However, borrowers are permitted a reimbursement of pre-paids and overage of earnest money deposit as permitted by Agency guidelines and to the extent any minimum contribution, if any, has been satisfied. Construction to perm is not permitted. Cosigners are permitted to the extent permitted by applicable Agency (FHA, VA, USDA:RD). Treat cosigner/income as directed by the Agency. A cosigner cannot have any ownership interest in the property (they cannot be on the Mortgage/Deed/ WarrantyDeed). Minimum Loan Amount - There is no minimum loan amount in this program. Prepayments - The first mortgage may be prepaid at any time without penalty. Recapture Tax - There is NO RECAPTURE TAX IN THIS PROGRAM. Refinances - Refinances are not permitted in this program. Remaining reserves are not established by the program. Follow Agency Guidelines.

9 !!! Administrator s Guidelines!!!!!!! Page 9 THE PROCESS TRAIN Lender training provided by the Administrator and Servicer -- See Training tab on the IDAs page on the website For programmatic information and program and system training -- ehousingplus (offered 24/7 -- username and passwords, added to notice directory once weekly on Wednesdays) For underwriting, delivery and funding information -- US Bank also offers ongoing training. Link will be added here when US Bank announces the site. USERNAME AND PASSWORD Following ehp University training, Lenders apply for username and password on the ehousingplus website with instructions received in an the Wednesday following training. QUALIFY Lenders qualify applicants for the program. Buyers must present an executed sales agreement before being entered into the program reservation system. RESERVE To reserve funds in program s online system click on this link. Log in and reserve the first mortgage that automatically provides assistance. You will receive a loan number and a message that you ve completed the reservation successfully. On that page above the message on the top bar, look for the yellow icon that says Add Additional. Click on it and reserve the additional 1.00% of assistance for Military Heroes. PROCESS Lenders process the loan as they would normally keeping in mind the program timelines. UNDERWRITE AND CERTIFY Lenders underwrite & are responsible for credit decisions of the loans in the program. Servicer does not re-underwrite loans. Following credit approval AND WITHIN 15 DAYS OF LOAN RESERVATION, Underwriter completes the online Underwriter Certification form. Access system on the ehousingplus website.

10 !!! Administrator s Guidelines!!!!!!! Page 10 REQUEST GRANT FUNDS FOR CLOSING The assistance is funded by the Authorities at closing and transmitted by their escrow agent Zion Bank. With a minimum of two (2) business days prior to closing AND AFTER the Underwriter Certification is submitted: 1) AFTER underwriter certification has been completed, print the Requisition Form located behind security in the ehousing Lender Portal 2) Complete the form, sign, scan and the Requisition Form for each mortgage loan to the following seven people: (rev. 3/26/13) kathleen.jakubowicz@zionsbank,com corporate_trust_az@zionsbancorp.com pamela.saucer@zionsbank.com jgott@rcalaw.com jlarson@rcalaw.com llee@phoenixida.com mboess@phoenixida.com CLOSE AND VERIFY It s important to provide accurate closing instructions to closing agents. All program docs must be returned to you. AT CLOSING, BORROWERS MUST SIGN THE dpa gift letter. Original remains with Lender, copy to borrower, US Bank (with USB002) and in FHA Case Binder. THE LETTER MUST BE USED FOR ALL LOANS THAT CLOSE ON OR AFTER JULY 1, Find all forms behind security at the ehousingplus web site. SHIP / SUBMIT Use the Compliance Checklist to assemble the compliance file. The Compliance File is submitted directly to ehousingplus. The first mortgage file and credit package are submitted to US Bank. US Bank checklists are on their website. Recorded mortgage documents should be submitted to US Bank.

11 !!! Administrator s Guidelines!!!!!!! Page 11 EFFECTIVE JAN. 24, 2013 CONTINUED THE INDUSTRIAL DEVELOPMENT AUTHORITY OF THE COUNTY OF MARICOPA AND THE INDUSTRIAL DEVELOPMENT AUTHORITY OF THE CITY OF PHOENIX PROCESS GUIDELINES FOR REQUESTING DOWN PAYMENT ASSISTANCE FUNDS Based on NEW HUD-mandated regulations, the Authority MUST provide DPA funds directly to the Closing Agent. The Lender may no longer advance these funds. These requirements apply to all loan types. The NEW process will become effective for all mortgage loans closed on and after January 24, 2013 and as follows: 1. Lender will reserve the first mortgage and any assistance as is being done today on the online system at: arizona/ida-city-of-phoenix-county-of-maricopa/ 2. Lender will process the loan(s) and update the information in the system as the loan moves through the pipeline. 3. Once the loan has been approved internally, the Lender s Underwriter will execute the Underwriter s Certification online. 4. After the Underwriter Certification has been completed, and with a scheduled closing date, the Lender s authorized representative must fill out and execute the DPA Grant Requisition own Payment Assistance Funding Request Form available in the system, under FORMS. 5. The DPA Grant Requisition Form must be printed, signed, and scanned in.pdf format. 6. Two (2) business days prior to funding, the Lender sends a complete, executed.pdf or scanned version of the DPA Grant Requisition Form, to the following address: kathleen.jakubowicz@zionsbank,com corporate_trust_az@zionsbancorp.com pamela.saucer@zionsbank.com jgott@rcalaw.com jlarson@rcalaw.com llee@phoenixida.com mboess@phoenixida.com

12 !!! Administrator s Guidelines!!!!!!! Page The DPA Grant Funds Requisition Form is reviewed. Either Authority then will Reply to All on the Requisition Confirmed after a representative of the Authorities has confirmed the Mortgage Loan number and amount on the website of the Program Compliance Administrator, ehousingplus. Zions First National Bank wires funds to the Closing Agent. Funds are wired directly to the Closing Agent/Title Company and NOT the Lender or Borrower. 8. Please make sure that instructions are provided to internal Processor/Closer and to the Title Company/Closing Agent. 9. If the lloan does not close on the Loan Closing Date indicated on the Request Form, Lender agrees to cause the funds to be returned to Zions First National Bank for the credit of the Authority s account not later than the close of business on the business day following the Loan Closing Date. Please instruct the receiving party to DK the incoming wire, or wiring instructions for the return of funds are as follows: Wiring instructions for the return of funds are as follows: Zions First National Bank (Salt Lake City, Utah), ABA , Trust & Investment Management; Account# ; Further Credit to: Acct# ehousingplus (ehp) goal is to facilitate this process and to provide Lenders the assistance needed to ensure the DPA Funds are available at each closing. Please make sure that ehp and the following addresses are added to your white lists/ contacts as both systems generated and other s related to the DPA Grant Requisition will be sent: Added Wendy Gutierrez kathleen.jakubowicz@zionsbank,com corporate_trust_az@zionsbancorp.com pamela.saucer@zionsbank.com jgott@rcalaw.com jlarson@rcalaw.com llee@phoenixida.com mboess@phoenixida.com wgutierrez@phoenixida.com Rev IT S IMPORTANT that lenders (1) have the borrower(s) sign the letter that meets requirements of (appears in the auto-fill Forms available for closing labeled as ) and retain original with copies to borrower, US Bank and a copy in the FHA Case Binder; AND (2) have a copy of the wire or proof of the wire delivered to the Closing Agent. Lenders retain proof, place a copy of the proof in their FHA Case Binder and FOLLOW US BANK requirements (USB002). NOTE: The Lender will be required to repay the DPA Grant to the Authorities if the mortgage loan is not ultimately pooled into a GNMA Certificate sold to the Authorities under the program.

13 !!! Administrator s Guidelines!!!!!!! Page 13 PROGRAM TIMETABLE Rev red, bolded paragraph below CONTRACT FOR A SPECIFIC PROPERTY in order to have funds reserved or be on a waiting list. The contract may be dated prior to the date of the loan application. Buyers may be pre-qualified. However, if the buyer does not have a contract on a property, program funds cannot be reserved for the buyer until such time as the buyer presents a valid contract. To assure that loans are purchased, please follow the Processing, Delivery and Purchase Timetable below. Please DO NOT reserve loans that cannot meet the timetable. If the loan is not underwriter certified within 15 days of loan reservation, the loan is subject to cancellation. ehousingplus via notifies lenders that the loan may be canceled if the underwriter certification is not completed. Should the loan reservation be canceled at any point during the reservation, the issuer may allow the loan to be reinstated at the higher of the mortgage rate originally reserved or the then current program mortgage rate. Please wait until 45 days before closing to reserve funds for new construction, short sales and foreclosures. Loans not purchased within the timeframe below cannot be purchased. The revolving pool of funds assures continuous funding. Fund availability makes it unnecessary to rush to reserve funds. Loan Processing, Delivery and Purchase Timetable Once a loan is reserved in the ehousingplus system and is provided the Servicer s Loan number, the loan must be (1)underwriter certified within 15 days of loan reservation (2)closed and delivered to the Servicer within 45 days of loan reservation and (3)purchased within 70 days of loan reservation. Extension Request Any loan not purchased within 70 days is ineligible for purchase unless the lender chooses a one-time only 30-day extension. The cost of the extension is $375. The $375 extension fee is due whether or not loans are ultimately delivered and/or purchased. The $375 will be netted by the Servicer when loans are purchased. If an extension is permitted, but the loan is not purchased, the originating lender will be billed for the extension fee of $375. Any outstanding fees owed by the lender may result in that Lender becoming ineligible to participate in the program. At 101 days, a loan that hasn t been delivered is cancelled and cannot be reinstated. Again, the extension is offered once per loan and no further extensions will be allowed. Furthermore, regardless of choosing an extension, any loan not purchased within the approved timeframe will become the liability of the originating lender.

14 !!! Administrator s Guidelines!!!!!!! Page 14 To the extent that Assistance is advanced on loans that do not close, are not purchased by the Servicer under the program or are to be repurchased by the lender prior to being pooled into a mortgage-backed security, the lender will be required to reimburse the City with respect to such Assistance so advanced. An extension request is available on the ehousingplus web page for the Denver MMA Plus Program, click on this link. Then click on the SUMMARY tab, scroll to the area titled, Extensions. Remember that the form must be submitted BEFORE the 70th day after loan reservation.

15 !!! Administrator s Guidelines!!!!!!! Page 15 ehousingplus WEB-BASED SYSTEM (Reserve, View Your Pipeline, View or Run Reports, Review Exceptions) This represents a brief presentation of information available to lenders. The ehousingplus online system is called the lender portal. There is an online Chat feature, which is the easiest way to receive answers for your questions about the use of the system. You do not need a username and password to access the program guidelines or training materials. Click here to view the ehousingplus Home in Five Advantage Program web page, then click on the SUMMARY tab to view the Administrator Guidelines. To attend training click on the above link, click on the TRAINING tab, then click on ehp University. You do need a username and password to log in and reserve money for a borrower and to print forms that are auto-filled and printed ready for execution or to run a variety of reports. These reports offer an opportunity to truly manage your pipeline. To make a reservation, complete and underwriter certification, check your pipeline, view allocation and print program forms click on this link. The system is live and available 24/7 with the exception of scheduled and unscheduled maintenance. When you reserve a loan, it is immediately reflected in the remaining available funds. When you cancel a loan, funds are immediately reflected and available. Program funds are locked for a buyer when a reservation is submitted on and accepted by the system and a loan number is obtained. All loans must be registered through the ehousingplus Website. Complete the reservation screens online and submit. Reservations submitted correctly receive a loan number that becomes the loan number for the life of the loan. If submitted incorrectly, there is instant online feedback identifying non-compliance and/or missing information issues. The security features control the information each user can access. For example, only Underwriters may access the Underwriter Certification. The Underwriter Certification serves as the pre-approval process and is implemented by the lender s Underwriter. In this program, the Underwriter will simply be verifying data that has already been input into the system (i.e. property address, borrower name, loan amount, etc) and making changes where necessary. To reserve funds in the ehousingplus Lender Portal, click on this link. Log in and reserve the first mortgage that automatically provides assistance. You will receive a loan number and a message that you ve completed the reservation successfully. On that page above the message on the top bar, look for the yellow icon that says Add Additional. Click on it and reserve the additional 1.00% of assistance for Military Heroes

16 !!! Administrator s Guidelines!!!!!!! Page 16 PROGRAM FEES FIRST MORTGAGE FEES A fee to be retained by lender as 1.00% Origination and 1.00% Discount paid by buyer or seller as allowable. No additional points may be charged. The program includes a TBA Application Fee of $225. The fee is payable at closing and remitted to ehousingplus with the Compliance File. The fee must be disclosed on the HUD-1 as being paid to ehousingplus and can t be financed. US Bank fees of $85 Tax Service Fee and $150 Transfer Fee are payable at closing. Both must be disclosed on the HUD-1 as being paid to US Bank. They will be netted at loan closing and can t be financed. Lenders are permitted to charge reasonable and customary charges for out of pocket expenses and costs. Other financing costs such as legal fees and underwriting fees may be charged and courier fees may be charged if such fees are normally charged. Lenders may charge the usual and reasonable settlement costs. Settlement costs include titling and transfer costs, title insurance, survey fees or other similar costs. Other allowable fees include doc prep fees, notary fees, hazard, mortgage and life insurance premiums, recording or registration charges, prepaid escrow deposits and other similar charges allowable by the insurer/guarantor. "Junk" fees are not a defined term and may not be charged. Excessive fees are not permitted in the program. Lender Net On each loan the lender collects and retains the 2.00% origination/discount as explained above from buyer or seller (follow Agency guidelines). There is no additional SRP for FHA and RD loans. VA loans will be purchased at a 0.50% discount and, therefore, a maximum net income of 1.50% on VA loans.

17 !!! Administrator s Guidelines!!!!!!! Page 17 CLOSING DOCUMENT Notice of Down Payment and Closing Cost Assistance Rev Now fulfills requirements. Auto-fills from Forms on website. Prints ready for signature. Original to Lender, copies to Borrower, US Bank (follow most recent Bullletin) and one copy for the FHA case binder. DOCUMENTS REQUIRED FOR COMPLIANCE FILE Compliance File Checklist Available behind security within the ehousing Plus lender portal. Copies of the following: Final Typed Loan Application (1003) The typed application signed and dated by all parties is required. Loan interviewer must complete and sign page 3 of 4 of the If this is not possible, then an Officer must sign in place of the interviewer. HUD-1 Settlement Statement Buyer, seller and closing agent must fully execute the HUD-1. Borrowers on the HUD-1 must be all persons taking title to the property and match the Affidavit and application. Persons not taking title to the property may not appear or sign the HUD-1. The Application Fee must be shown as being payable to ehousingplus. Please do not bundle charges. Itemize all charges to the transaction. Payoffs of other debt must appear on Page 1 under Section 100 of the HUD-1 as part of "Settlement Costs". Warranty Deed A copy of the Warranty Deed is required. Homebuyer Education Certificate A copy of the Homebuyer Education Certificate must be in the Compliance File. All those on the Note must attend homebuyer education. Those Qualifying for Military Increased Assistance Veterans using increased Assistance provide copy of Discharge Papers to be included in compliance file. Other military using increased Assistance - paystubs or VOE serve as proof for the lender. (1) If the military branch income is being used to qualify borrower, lenders retain paystub or VOE in their file. (2) If the military branch income is NOT being used to qualify borrower, send paystub in the Compliance File.

18 !!! Administrator s Guidelines!!!!!!! Page 18 NEW DOCUMENT REQUIRED FOR US BANK FILE Effective July 1, 2013

19 !!! Administrator s Guidelines!!!!!!! Page 19 Down Payment Assistance Funding Verification Form - USB001 IT IS IMPORTANT that lenders receive a copy of the DPA Requisition wire. Lenders retain a copy of the wire, place a copy of the wire in their FHA Case Binder AND also must submit a copy of the wire to US Bank as an attachment to the Down Payment Assistance Funding Verification Form - USB002 and placed in the Mortgage File as per the US Bank delivery checklist. This form may be found on the US Bank ALL Regs web site. Click on this link: products_and_services/mortgages/mrbp_division.cfm Click on US Bank Lending Manuals Pop-up box will appear, click on Continue Web page will be redirected to US Bank All Regs site. Click on Housing Finance Authority folder Click Arizona Click IDA s of Phoenix and Maricopa