Mortgage loan scenario search in plain words: every program a borrower fits, and nearly fits
Every program lit green, amber or grey in seconds, with the change that qualifies.
See one case, screen by screen ↓A program match solution for loan officers. You describe the borrower in plain words; six agents ask for the facts that are missing, work out qualifying income the way each program counts it, and test every program on your shelf at every down payment — green eligible, amber eligible with a stated change, grey not — with the guide section behind every finding.
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A borrower calls with a story that does not fit one matrix: self-employed with two years of Schedule C, a spouse who served in the Navy, a condo they want to keep. Before quoting anything, the loan officer has to work out which programs on the shelf they fit — conforming, FHA, VA, jumbo, portfolio, non-QM — reading each matrix, running the pricing engine one product at a time, and emailing the scenario desk when the guide leaves it to judgement.
So the loan officer quotes the program they know best. The veteran co-borrower whose entitlement beats conventional by hundreds a month, or the near-miss that one credit card paydown would fix, goes unseen — and the borrower goes to the lender who saw it. Worse, a borrower stretched into a program they do not really fit surfaces after closing as an eligibility or income defect.
Estimated split for one non-standard purchase scenario, in working hours, by hand and with the solution.
Six specialist agents read the scenario, light every program and down payment, and find the change behind each near-miss; the loan officer decides.
Marcus and Elena Whitfield want to buy an $865,000 house in Lakewood with 10% down. He is a self-employed designer; she is a school nurse and a Navy veteran; they are keeping their condo in Aurora. Here is what happens next, screen by screen, in the working solution.
Jordan takes the call and types what the Whitfields told him: the $865,000 house, 10% down, Marcus’s two years of Schedule C at $118,400 then $131,200, Elena’s $68,900 W-2, scores 694 and 741, debts of $1,056 a month, and the condo they are keeping. No form and no product codes — just the story, on lead L-26-10418 for Priya Raman.
“The agents read the facts from your words and ask only for what changes an answer.”
Priya presses Match every program. The scenario reader underlines the 11 facts it read in place, then asks the two things the words left out, each with answers to tap: will the Aurora condo be rented with a signed lease, and is it financed with Elena’s VA loan? Yes to both — $2,050 a month from 1 Dec, and a VA loan from 2019 with $268,400 owed.
It never assumes a fact that was not stated; it asks.
Nine programs against 0%, 5% and 10% down: 5 cells eligible, 7 eligible with a change, 15 not eligible. At their plan of 10% down, 3 programs fit, and VA 30-year fixed comes first at $5,266 a month. Click the cell and the cell detail shows why, rule by rule: partial entitlement needs $86,062.50 down and they bring $86,500; funding fee 1.25%, financed; ratio 39.8%, under 41%; residual income $5,760 against $1,117 for a family of 4 in the West.
The condo rent on VA is marked a judgement rule — the scenario desk confirms it.
Every amber cell names its change: conforming at 0% is “Eligible with 5% down”, the Larkmoor Select 10/6 ARM is “Eligible if 720 score”, non-QM bank statement at 10% is “Eligible if 12 months reserves”. Click that one: above $750,000 the matrix needs 12 × $6,113 = $73,356 in reserve, and after closing they would have $45,420 — $27,936 short.
“It is not needed: they qualify on full documentation at a lower rate.”
Under the matrix the near-miss finder has left two honest changes: pay Marcus’s card to 30%, or sell the Aurora condo before closing. Priya switches on the condo sale and 3 cells turn green, each marked What-if — VA at 0% down at $5,889 a month, VA at 5% down, and non-QM at 10%. She switches it off again; the Whitfields want to keep the condo.
“A what-if is a plan to discuss, never a fact on the file.”
At their 10% down, three programs fit. VA first: $5,266 a month with no mortgage insurance, $492 a month less than conforming. Three near-misses — the Select ARM needs a 720 score, VA with no money down needs the condo sold, non-QM needs 12 months of reserves — and four that do not fit, each with the reason and the rule behind it.
3 fit · 3 nearly fit · 4 do not fit · 1 for the desk
VA, conforming, FHA, non-QM bank statement and the Select ARM in columns: down payment, base loan, financed fee, rate, principal and interest, taxes and insurance, mortgage insurance, payment, qualifying income and ratio. Conforming carries $298 of mortgage insurance; FHA $454 of annual MIP. Every figure is labelled with the Larkmoor rate sheet time, Mon 12 Oct 2026 08:30.
Estimates, not a lock — never a locked rate or a Loan Estimate.
For the Select ARM at 5% down with no mortgage insurance: pay Marcus’s Cobalt Rewards card from $9,850 to $3,990 for $5,860, order a rapid rescore in 3–5 business days, and the bureau simulator estimates 722. That leaves $35,370 more in the bank than VA, at $133 a month more. Priya can draft the paydown note for Marcus or order the rescore from here.
“An estimate, not a promise. The score that counts is the one on the rescored report.”
Priya asks the desk whether the condo rent can count on VA. The question arrives with the agents’ draft and the rule: without landlord experience, VA needs three months of reserves on both homes — 3 × ($5,266 + $1,640) = $20,718 — and they will have $50,360 after closing. Tom Reyes reads it and confirms at 09:04.
“Confirmed. The lease is signed and reserves cover three months on both homes. Count the rent on VA.”
The note carries the borrowers, the recommendation — VA 30-year fixed, 10% down, $778,500 plus the $9,731.25 funding fee at 5.875% — the alternatives that fit, the near-misses, Tom’s confirmation and every citation. A plain-language summary for the Whitfields is drafted beside it. Priya saves the note to the lead at 09:06; nothing goes to the borrowers until she sends it.
The same borrower, seen by the four people who carry the scenario — what their day looked like, and what it looks like now.
Six specialist agents read the scenario, light every program and down payment, and find the change behind each near-miss; the loan officer decides.
Turns the loan officer’s plain words into the facts the programs need — borrowers, income types, scores, property, price, occupancy, down payment, debts, assets and other homes — and asks for the ones the words leave out.
Works out qualifying income the way each program counts it: self-employment averages and trends, W-2, rent from a home being left at 75% less its payment, bank-statement income, and VA residual income.
Tests every option on the program shelf: eligibility, loan limits, VA entitlement and funding fee, mortgage insurance, ratios, reserves and Larkmoor’s overlays, then ranks what fits by monthly cost, then cash to close.
Prices each option that fits or nearly fits from today’s rate sheet: payment with taxes, insurance and mortgage insurance, financed fees, cash to close and reserves after closing.
For each rule a program fails, finds the smallest honest change that would pass it — paying down a debt, a different down payment, selling a property, more months of documents — with what it costs and how long it takes.
Writes the scenario note to the lead — facts, recommendation, alternatives, near-misses, desk confirmations, the rules cited and the next documents — and drafts a plain-language summary for the borrower.
Decides what to present; the scenario desk confirms judgement rules. The agents propose; a named person decides.
The loan officer can ask about the scenario in plain words, or say what to do next. Every answer cites the rule it rests on.
Why does VA come before conventional for the Whitfields?
Mostly because VA has no monthly mortgage insurance and the lower rate: 5.875% against 6.375%, $5,266 a month against $5,758. That is $492 a month less. The catch is entitlement: Elena’s is partly in use on the condo, so VA needs $86,062.50 down, which their $86,500 covers.
What would get Marcus into the Select ARM?
One rule stands in the way: the Select 10/6 ARM needs a 720 score, and Marcus’s middle score is 694. His card is at 74% of its limit. Paying it from $9,850 to $3,990 costs $5,860, and the bureau simulator estimates 722 after a rapid rescore, in 3–5 business days. It is an estimate, not a promise.
Can we count the Aurora condo’s rent on VA?
Probably yes. VA allows rent from the home being left with a signed lease and either landlord experience or three months of reserves on both homes. They have no landlord history; reserves needed are 3 × ($5,266 + $1,640) = $20,718, and they will have $50,360 after closing. Larkmoor marks this as a judgement rule, so it goes to Tom Reyes on the scenario desk.
Why is non-QM bank statement amber?
Because of reserves, not income. Above $750,000 Larkmoor’s bank-statement matrix needs 12 months of the new payment in reserve: 12 × $6,113 = $73,356. After closing the Whitfields would have $45,420, so they are $27,936 short. It is also not needed: they qualify on full documentation at a lower rate, so VA stays first.
13 screens from the working solution, on its sample data. Pick one to see it large.
Which programs are tested, how strict the overlays are and what goes to the desk are settings. Changes are versioned and apply to new searches.
| Setting | Default | Choose from |
|---|---|---|
| Program shelf | 10 options on, Lakewood branch | On or off per program |
| Select 10/6 ARM · minimum score | 720 | Raised from 700 on 1 Oct |
| Non-QM · minimum score | 660 | 660–699 limited to 90% of price |
| FHA · minimum score | 580 | The guide allows 500 with 10% down |
| Conforming · ratio for manual approval | 45% | Automated approval allows 50% |
| Send to the scenario desk when | Rent from a home being left on VA or FHA · self-employment under two years · any non-QM exception | Also offered, switched off: a program that fits by less than 1 point of ratio |
| Rate sheet refresh | 08:30 every business day | And whenever secondary posts a change |
| Show payments as | Estimates with the rate sheet time | Required — never as a lock |
Every figure is labelled: a target the solution is built to, an estimate, a typical published result, or a proven one.
“demo” = seen in the working solution, on its sample scenario data · “estimated” = our estimate · “typical” = published figures (ACES via National Mortgage News, Q1 2026 critical defects: borrower eligibility 7.43%, income and employment 20.07%). Program rules in the sample case follow the VA Lender’s Handbook M26-7, HUD Handbook 4000.1 and the FHFA 2026 conforming loan limit of $832,750; Larkmoor’s overlays and rate sheet are sample data. People, lenders and borrowers named on this page are fictional — characters and sample data in the working solution.
A program match solution for loan officers. You describe the borrower in plain words; six agents ask for the facts that are missing, work out qualifying income the way each program counts it, and test every program on your shelf at every down payment — green eligible, amber eligible with a stated change, grey not — with the guide section behind every finding.
For each rule a program fails, the near-miss finder works out the smallest honest change that would pass it — a credit card paydown and rapid rescore, more down, selling a property, more months of documents — with the cost and the time. Switch a change on and the matrix re-lights, marked What-if, so you can discuss it without it becoming a fact on the file.
Yes. In the working solution it computes remaining entitlement against the conforming loan limit and the down payment VA needs, averages two years of Schedule C when income is stable or rising, and counts lease rent from the home being left at 75% less its payment. Rules the guides leave to judgement go to the scenario desk.
No. Payments, mortgage insurance and cash to close are estimates from your daily rate sheet, labelled with its time. The solution never quotes a locked rate or a Loan Estimate.
Yes. The agents recommend; the loan officer decides what to present, and nothing goes to the borrower until the loan officer sends it. Judgement calls are confirmed or corrected by a scenario-desk underwriter, and their confirmation is recorded with name and time.
Yes. Which programs are on, minimum scores, maximum ratios, what goes to the scenario desk and the rate sheet source and refresh are settings. Changes are versioned and apply to new searches, and open scenarios are re-checked overnight when a rule changes.
The scenario note — facts, recommendation, alternatives, near-misses, desk confirmations and citations — is saved to the lead, with a plain-language summary drafted for the borrower. Notes are kept with the lead for 7 years.
The Agentic Solution Engine builds and deploys it from your requirements — your program shelf, product matrices, overlays and rate sheet — and it goes live once every quality gate has passed. We will walk you through it on a sample of your own scenarios first.
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