Spectrum Matrix — FundLoans

DSCR Program (Investment Properties Only)

Effective Date: 01/01/2026 | V1.0

Maximum LTVs — DSCR >= 1.00

Loan Amount	FICO	Purchase	Rate/Term	Cash Out
<=1MM	740+	80	80	75
	720	80	80	75
	700	75	75	70
	680	75	75	63
	660	70	70	65
>1.0 MM - 1.5 MM	740+	75	75	70
	720	75	75	70
	700	75	75	70
	680	70	70	60
	660	65	65	60
>1.5 MM - 2.0 MM	740+	75	75	60
	720	75	75	60
	700	70	70	60
	680	65	65	N/A
	660	60	60	N/A
>2.0 MM - 3.0 MM	740+	75	75	60
	720	75	75	60
	700	70	70	60
	680	65	65	N/A
	660	60	60	N/A
>3.0 MM - 4.0 MM	700+	65	65	N/A
	660-699	60	60	N/A
>4.0 MM - 6.0 MM	660+	60% LTV max case-by-case		N/A

Maximum LTVs — DSCR >= 0.75

Loan Amount	FICO	Purchase	Rate/Term	Cash Out
<=1MM	740+	75	75	70
	720	75	75	70
	700	75	75	65
	680	70	70	60
	660	60	60	60
>1.0 MM - 1.5 MM	740+	70	70	65
	720	70	70	65
	700	70	70	65
>1.5 MM - 2.0 MM	740+	65	65	60
	720	65	65	N/A
	700	65	65	N/A

Maximum LTVs — No Ratio*

*7 years no Housing Credit Events & 1 x 30 x 12 months all loans on personally held real estate. FN not allowed.

Loan Amount	FICO	Purchase	Rate/Term	Cash Out
<=1MM	740+	75	75	65
	720	70	70	60
	700	65	65	60
	680	65	60	60
	660	60	60	60
>1.0 MM - 1.5 MM	740+	70	70	60
	720	65	65	60
	700	65	65	60
>1.5 MM - 2.0 MM	740+	65	65	60
	720	65	65	N/A
	700	65	65	N/A

Maximum LTVs — FN >= 1.0 (Foreign National)

Loan Amount	FICO	Purchase	Rate/Term	Cash Out
<=1.5MM	680+	65	65	60
	No FICO	65	65	60

Program Restrictions

Parameter	Value
Housing	1x30x12 (0x30x24 No Ratio)
BK (Chap 13 Discharge)	24 mo
BK (Other)	24 mo
Foreclosure	24 mo
Short Sale/DIL	24 mo
Min FICO	660
Max LTV: Purchase	80
Max LTV: R/T	80
Max LTV: Cash-Out	75
Max CLTV	80
Max Loan Amount	$6,000,000
Min Loan Amount	$200,000
Fixed Terms	30 Year Fixed & 30 or 40 Year Fixed IO
5/6 Mo SOFR ARM	3.750% Margin/Floor - 2/1/5 Caps
7/6 Mo SOFR ARM	3.750% Margin/Floor - 5/1/5 Caps
Qualifying Rate	Qualify on the Note Rate

Cash-Out Limits

LTV Threshold	Maximum Cash Out
≤60% LTV	Unlimited
>60% LTV	$1.5MM

Loan Amount Restrictions

Program Min: $200,000
Non-Warrantable Condo Max: $1,500,000
$2MM: 2nd appraisal required
$3MM: Additional overlays apply

Reserves

6 mo PITIA/ITIA for subject property only
1st Time Investor: 12 mo subject property only
Foreign National: 12 months subject
+2 mo each additional property

Other LTV/CLTV Limits

Scenario	Limit
Non-Warrantable Condo	75%
1st Time Investor	-5% LTV
FN Purchase / Rate Term	65%
FN Cash Out	60%

Interest Only

IO Period: 120 Months
Loan Term: 480 or 360 mo
5/6 & 7/6 Mo SOFR ARM IO + 30 & 40 Yr FRM IO
Max LTV/CLTV: 75%
DSCR >= .75 Only

Condotels LTV

FICO	Purchase	C/O & R/T
75	65	65

Min DSCR 1.0
Max Cash in hand $250,000
Max Loan Amt $1.5MM

Income — Debt Service Coverage Ratio (DSCR)

Gross Income/PITIA (or ITIA for I/O products)
Transaction qualified on cash flow of the subject property
Gross Income: Existing Long Term Lease, 12 mos Short Term (AirBnB) History, or 1007
Gross rents * .80
Refinance: 12 mo history
Purchase: STR 1007

STR Income (>1.00 DSCR + Loan Amount <$2MM)

Minimum 12 mo history required
Purchase: STR 1007

Investor Experience

Experienced Investor

12 months ownership of income-producing real estate experience in last 36 months

First Time Investor

Borrowers not meeting Investor Experience are eligible if:
- = 700 FICO / >1.0 DSCR / <$2m Loan Amount / 5% LTV reduction / No gift funds / 12 mo reserves

Living Rent Free

Max LTV 65% / Minimum FICO 700+

Residency

US Citizen
Permanent & Non-Permanent Res Alien
FN: See guidelines for Visa/Credit requirement

Interested Party Contributions

See Guidelines

Max Acreage

<20 Acres to $3MM; <10 acres >$3MM

Rural Properties

<5 acres allowed

Financed Properties

Max 20 financed properties
FundLoans exposure to a single borrower at UW discretion

Prepayment Penalty

3 yr standard PPP - 1 & 2 available at additional cost
Minimum of 1 yr PPP required (5% fixed penalty)

Compliance

Loans considered high-cost by Federal or State law not allowed
Points and Fees may not exceed 5%