{
  "version": "2026-05",
  "source": "FinanceRateCalc.com",
  "disclaimer": "Agency guidelines sourced from public federal documents. Lender overlay categories represent typical market ranges \u2014 not specific named lenders. Actual lender requirements vary and change frequently. Always verify directly with your lender.",
  "lenders": [
    {
      "name": "Fannie Mae (Agency Standard)",
      "type": "Agency",
      "credit_min": 620,
      "dti_max": 50,
      "ssdi": true,
      "ssdi_grossup": 25,
      "income_1099": true,
      "income_1099_months": 24,
      "physician": true,
      "note": "Public guideline: Fannie Mae Selling Guide (fanniemae.com)"
    },
    {
      "name": "Freddie Mac (Agency Standard)",
      "type": "Agency",
      "credit_min": 620,
      "dti_max": 50,
      "ssdi": true,
      "ssdi_grossup": 25,
      "income_1099": true,
      "income_1099_months": 24,
      "physician": true,
      "note": "Public guideline: Freddie Mac Seller/Servicer Guide (freddiemac.com)"
    },
    {
      "name": "FHA (HUD Standard)",
      "type": "Government",
      "credit_min": 580,
      "dti_max": 57,
      "ssdi": true,
      "ssdi_grossup": 15,
      "income_1099": true,
      "income_1099_months": 24,
      "physician": false,
      "note": "Public guideline: HUD Handbook 4000.1 (hudexchange.info)"
    },
    {
      "name": "VA Loan (Standard)",
      "type": "Government",
      "credit_min": 580,
      "dti_max": 41,
      "ssdi": true,
      "ssdi_grossup": 25,
      "income_1099": true,
      "income_1099_months": 24,
      "physician": false,
      "note": "Public guideline: VA Lender's Handbook Chapter 4 (benefits.va.gov)"
    },
    {
      "name": "USDA Rural (Standard)",
      "type": "Government",
      "credit_min": 640,
      "dti_max": 41,
      "ssdi": true,
      "ssdi_grossup": 25,
      "income_1099": true,
      "income_1099_months": 24,
      "physician": false,
      "note": "Public guideline: USDA HB-1-3550 (rd.usda.gov)"
    },
    {
      "name": "Conservative Bank Overlay (Typical)",
      "type": "Typical Overlay",
      "credit_min": 640,
      "dti_max": 45,
      "ssdi": true,
      "ssdi_grossup": 15,
      "income_1099": false,
      "income_1099_months": 0,
      "physician": true,
      "note": "Represents typical conservative lender overlay. Actual requirements vary by institution."
    },
    {
      "name": "Moderate Bank Overlay (Typical)",
      "type": "Typical Overlay",
      "credit_min": 620,
      "dti_max": 50,
      "ssdi": true,
      "ssdi_grossup": 25,
      "income_1099": true,
      "income_1099_months": 24,
      "physician": true,
      "note": "Represents typical moderate lender overlay. Actual requirements vary by institution."
    },
    {
      "name": "Flexible Non-Bank Overlay (Typical)",
      "type": "Typical Overlay",
      "credit_min": 600,
      "dti_max": 55,
      "ssdi": true,
      "ssdi_grossup": 25,
      "income_1099": true,
      "income_1099_months": 12,
      "physician": true,
      "note": "Represents flexible non-bank lender overlay. Actual requirements vary by institution."
    },
    {
      "name": "Physician Loan Program (Typical)",
      "type": "Physician Specialty",
      "credit_min": 700,
      "dti_max": 55,
      "ssdi": false,
      "ssdi_grossup": 0,
      "income_1099": false,
      "income_1099_months": 0,
      "physician": true,
      "note": "Typical physician loan program terms. MD/DO/DDS/PharmD. Offer letter accepted. No PMI."
    },
    {
      "name": "Bank Statement Loan / Non-QM (Typical)",
      "type": "Non-QM",
      "credit_min": 660,
      "dti_max": 55,
      "ssdi": true,
      "ssdi_grossup": 25,
      "income_1099": true,
      "income_1099_months": 1,
      "physician": false,
      "note": "12-24 months bank statements. 50% expense factor typical. Higher rate than QM loans."
    },
    {
      "name": "DSCR Investor Loan (Typical)",
      "type": "Non-QM",
      "credit_min": 680,
      "dti_max": 999,
      "ssdi": false,
      "ssdi_grossup": 0,
      "income_1099": false,
      "income_1099_months": 0,
      "physician": false,
      "note": "No income verification \u2014 rental income covers PITI. Investment properties only."
    },
    {
      "name": "Asset Depletion (Typical)",
      "type": "Non-QM",
      "credit_min": 680,
      "dti_max": 45,
      "ssdi": false,
      "ssdi_grossup": 0,
      "income_1099": false,
      "income_1099_months": 0,
      "physician": false,
      "note": "Assets / 360 months = qualifying income. High net worth borrowers."
    },
    {
      "name": "Credit Union (Typical)",
      "type": "Credit Union",
      "credit_min": 620,
      "dti_max": 50,
      "ssdi": true,
      "ssdi_grossup": 25,
      "income_1099": true,
      "income_1099_months": 24,
      "physician": false,
      "note": "Credit unions often follow agency guidelines closely. Member benefits may apply."
    },
    {
      "name": "Portfolio Lender (Typical)",
      "type": "Portfolio",
      "credit_min": 600,
      "dti_max": 55,
      "ssdi": true,
      "ssdi_grossup": 25,
      "income_1099": true,
      "income_1099_months": 12,
      "physician": true,
      "note": "Portfolio lenders hold loans on own books. Most flexible \u2014 manual underwriting common."
    }
  ]
}