CASH FLOW ANALYSIS
Self-Employed or Investor (FNMA1084)
Prepared by: Agent____________________ Phone________________________________
Broker_____________________ Email_________________________________
DATE: _____________, 20______, at _______________________________________________________, California
Borrower's name: ________________________________________________________________________________
The following self-employed income analysis worksheet and accompanying guidelines generally apply to individuals:
• who have 25% or greater interest in a business;
• who are employed by family members;
• who are paid commissions;
• who own rental property;
• who receive variable income, have earnings reported on IRS Form 1099, or income that cannot otherwise be
verified by an independent and knowable source.
Form 1040 – Individual Income Tax Return:
Year _____________
Year _____________
1.
Total Income. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _______________
_______________
2.
Wages, salaries considered elsewhere . . . . . . . . . . (-)_______________
(-)_______________
3.
Tax-Exempt Interest Income . . . . . . . . . . . . . . . . . (+)_______________
(+)_______________
4.
State and Local Tax Refunds . . . . . . . . . . . . . . . . . (-)_______________
(-)_______________
5.
Nonrecurring Alimony Received . . . . . . . . . . . . . . . (-)_______________
(-)_______________
6.
Negate Schedule D (Income) Loss . . . . . . . . . . . (+/-)_______________
(+/-)_______________
7.
Pension and/or IRA Distributions . . . . . . . . . . . . . . (+)_______________
(+)_______________
8.
Negate Schedule E (Income) Loss . . . . . . . . . . . (+/-)_______________
(+/-)_______________
9.
Nonrecurring Unemployment Compensation . . . . . . (-)_______________
(-)_______________
10. Social Security Benefit . . . . . . . . . . . . . . . . . . . . . (+)_______________
(+)_______________
11. Nonrecurring Other (Income) Loss. . . . . . . . . . . . (+/-)_______________
(+/-)_______________
12. Other ______________________________ . . . . . . . . _______________
_______________
Form 2106 – Employee Business Expenses:
13. Total Expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . (-)_______________
(-)_______________
14. Depreciation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (+)_______________
(+)_______________
Schedule B – Interest and Dividend Income:
15. Nonrecurring Interest Income . . . . . . . . . . . . . . . . . (-)_______________
(-)_______________
16. Nonrecurring Dividend Income . . . . . . . . . . . . . . . . (-)_______________
(-)_______________
Schedule C – Profit or Loss from Business – Sole Proprietorship:
17. Nonrecurring Other (Income) Loss/Expenses . . . . (+/-)_______________
(+/-)_______________
18. Depletion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (+)_______________
(+)_______________
19. Depreciation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (+)_______________
(+)_______________
20. Meals and Entertainment Exclusion . . . . . . . . . . . . (-)_______________
(-)_______________
21. Business Use of Home . . . . . . . . . . . . . . . . . . . . . (+)_______________
(+)_______________
22. Amortization/Casualty Loss . . . . . . . . . . . . . . . . . . (+)_______________
(+)_______________
Schedule D – Capital Gains and Losses:
23. Recurring Capital Gains/(Loss) . . . . . . . . . . . . . . (+/-)_______________
(+/-)_______________
Form 4797 – Sales of Business Property:
24. Recurring Capital Gains/(Loss) . . . . . . . . . . . . . . (+/-)_______________
(+/-)_______________
Form 6252 – Installment Sale Income:
25. Principal Payments Received . . . . . . . . . . . . . . . . (+)_______________
(+)_______________
— — — — — — — — — — — — — — — — — — — PAGE ONE OF THREE — FORM 229-1 — — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — — PAGE TWO OF THREE — FORM 229-1 — — — — — — — — — — — — — — — — — — —
Schedule E – Supplemental (Passive) Income and Loss:
26. Gross Rents and Royalties Received . . . . . . . . . . . (+)_______________
(+)_______________
27. Total Expenses Before Depreciation . . . . . . . . . . . . (-)_______________
(-)_______________
28. Amortization/Casualty Loss/Nonrecurring Expenses (+)_______________
(+)_______________
29. Insurance, Mortgage Interest, and Taxes included
in PITI payment (Only if using the property's full
PITI payment in qualifying ratios) . . . . . . . . . . . . . . (+)_______________
(+)_______________
Schedule F – Profit or Loss from Farming:
30. Non-Tax Portion Ongoing Coop and
CCC Payments . . . . . . . . . . . . . . . . . . . . . . . . . . . (+)_______________
(+)_______________
31. Nonrecurring Other (Income) Loss . . . . . . . . . . . . (+/-)_______________
(+/-)_______________
32. Depreciation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (+)_______________
(+)_______________
33. Amortization/Casualty Loss/Depletion . . . . . . . . . . . (+)_______________
(+)_______________
34. Business Use of Home . . . . . . . . . . . . . . . . . . . . . (+)_______________
(+)_______________
(Consider K-1 income only if the borrower can document ownership and access to income, the business has adequate
liquidity to support withdrawal, and the business has positive sales and earnings trends.)
Partnership Schedule K-1 (Form 1065):
35. Ordinary Income (Loss) . . . . . . . . . . . . . . . . . . . . (+/-)_______________
(+/-)_______________
36. Net Income (Loss). . . . . . . . . . . . . . . . . . . . . . . . (+/-)_______________
(+/-)_______________
37. Guaranteed Payments to Partner . . . . . . . . . . . . . . (+)_______________
(+)_______________
S Corporation Schedule K-1 (Form 1120s):
38. Ordinary Income (Loss) . . . . . . . . . . . . . . . . . . . . (+/-)_______________
(+/-)_______________
39. Net Income (Loss). . . . . . . . . . . . . . . . . . . . . . . . (+/-)_______________
(+/-)_______________
1041
1040 Total.
Total . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _______________
$0.00
_____________
_______________
Partnership, S Corporations, and Corporations
Whether or not additional income from a Partnership, S Corporation, or regular corporation is used to qualify an applicant,
lenders must still conduct an analysis of the business tax returns to ensure a consistent pattern of profitability. Any loss
resulting from this analysis must be deducted from cash flow as it represents a drain on the borrower's income.
The following sources of income may be considered for qualification provided:
• The borrower can document ownership and access to income;
• The business has adequate liquidity to support withdrawal of earnings; and
• The business has positive sales and earnings trends. [See ft Form 229-2]
Partnership – Form 1065:
Year _____________
Year _____________
40. Passthrough (Income) Loss from Other
Partnerships . . . . . . . . . . . . . . . . . . . . . . . . . . . . (+/-)_______________
(+/-)_______________
41. Nonrecurring Other (Income) Loss . . . . . . . . . . . . (+/-)_______________
(+/-)_______________
42. Depreciation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (+)_______________
(+)_______________
43. Depletion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (+)_______________
(+)_______________
44. Amortization/Casualty Loss . . . . . . . . . . . . . . . . . . (+)_______________
(+)_______________
45. Mortgage or Notes Payable in Less than 1 Year . . . (-)_______________
(-)_______________
46. Meals and Entertainment Exclusion. . . . . . . . . . . . . (-)_______________
(-)_______________
47. Subtotal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _______________
$0.00
_______________
48. Partnership Total (line 47 multiplied
by100
________% ownership). . . . . . . . . . . . . . . . . . . . . _______________
$0.00
_______________
— — — — — — — — — — — — — — — — — — — PAGE TWO OF THREE — FORM 229-1 — — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — — PAGE THREE OF THREE — FORM 229-1 — — — — — — — — — — — — — — — — — — —
S Corporation – Form 1120S:
49. Nonrecurring Other (Income) Loss. . . . . . . . . . . . (+/-)_______________
(+/-)_______________
50. Depreciation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (+)_______________
(+)_______________
51. Depletion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (+)_______________
(+)_______________
52. Amortization/Casualty Loss . . . . . . . . . . . . . . . . . . (+)_______________
(+)_______________
53. Mortgage or Notes Payable in Less than 1 Year . . . (-)_______________
(-)_______________
54. Meals and Entertainment Exclusion . . . . . . . . . . . . (-)_______________
(-)_______________
55. Subtotal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _______________
$0.00
_______________
56. S Corporation Total (line 55 multiplied
by % ownership). . . . . . . . . . . . . . . . . . . . . . . . . . . . _______________
_______________
$0.00
Regular Corporation – Form 1120:
57. Taxable Income . . . . . . . . . . . . . . . . . . . . . . . . . . . . _______________
_______________
58. Total Tax . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (-)_______________
(-)_______________
59. Nonrecurring (Gains) Losses. . . . . . . . . . . . . . . . (+/-)_______________
(+/-)_______________
60. Nonrecurring Other (Income) Loss. . . . . . . . . . . . (+/-)_______________
(+/-)_______________
61. Depreciation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (+)_______________
(+)_______________
62. Depletion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (+)_______________
(+)_______________
63. Amortization/Casualty Loss . . . . . . . . . . . . . . . . . . (+)_______________
(+)_______________
64. Net Operating Loss and Special Deductions. . . . . . (+)_______________
(+)_______________
65. Mortgage or Notes Payable in Less than 1 Year . . . (-)_______________
(-)_______________
66. Meals and Entertainment Exclusion . . . . . . . . . . . . (-)_______________
(-)_______________
67. Subtotal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _______________
$0.00
_______________
68. Subtotal Multiplied by Ownership Percentage . . . . . . . _______________
$0.00
_______________
69. Less: Dividends Paid to Borrower. . . . . . . . . . . . . . (-)_______________
(-)_______________
70. Regular Corporation Total (line 68 minus line 69)
Totals:
1040 Total. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _______________
$0.00
_______________
Partnership, S Corporation, and Corporation totals . . . (+/-)_______________
$0.00
(+/-)_______________
Grand Total . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _______________
$0.00
_______________
Year-to-Date income from profit and loss statements may only be considered if it is consistent with the previous years'
earnings. Allowable addbacks include depreciation, depletion, and other non-cash expenses as identified above.
Year-To-Date Profit and Loss Statement:
Salary/Draw to Individual . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _______________
Net Profit . . . . . . . . . . . . . . . . _______________
X
$0.00
_______________% Ownership = _______________
Total Allowable Addbacks . . . . . _______________
_______________% Ownership = _______________
X
Year-to-Date Total . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _______________
FORM 229-1 (FNMA 1084)
03-11
©2011 first tuesday, P.O. BOX 20069, RIVERSIDE, CA 92516 (800) 794-0494
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