Win-Win Mortgage®

(Principal & Interest)

Gift Mortgage®


Optional Loan Servicing

Win-Win Mortgage ® (Principal & Interest)

Our Win-Win Mortgage ® is designed to help Lenders earn a better return than comparable safe investments, like, CDs or savings bonds, while providing Borrowers with a lower interest rate than otherwise offered by the banks. Borrowers save thousands in origination fees and interest — and you’re keeping money in the family!

  • Amortized, Secured Promissory Note and Payment Schedule
  • Registered, tax deductible Mortgage, Deed of Trust, Security Deed & Legal Property Description
  • Refinance an outstanding bank loan
  • Optional Loan Servicing, IRS 1098 & INT-1099 Tax Reporting
One-Time Setup Fee
Loan Size Price
$1,000,000+ $2,100
$501,000 – $1,000,000 $1,725
$301,000 – $500,000 $1,425
$201,000 – $300,000 $1,075
$101,000 – $200,000 $875
$1 – $100,000 $725

Gift Mortgage ® (Interest-Only)

Our Gift Mortgage ® is simply an interest-only loan. Some Lenders use the interest-only loan as an easy framework to manage annual gifting. With a low interest loan at the IRS Applicable Federal Rate (AFR), Lenders may choose to annually transfer wealth up to the IRS $15K per person limit. This framework can help you keep money in your family while minimizing federal gift tax or imputed interest consequences.

  • Interest-Only, Secured Promissory Note & Payment Schedule
  • Registered, tax deductible Mortgage, Deed of Trust, Security Deed & Legal Property Description
  • Great for managed generational wealth transfer
  • Optional Loan Servicing, IRS 1098 & INT-1099 Tax Reporting
One-Time Setup Fee
Loan Size Price
$1,000,000+ $2,100
$501,000 – $1,000,000 $1,725
$301,000 – $500,000 $1,425
$201,000 – $300,000 $1,075
$101,000 – $200,000 $875
$1 – $100,000 $725

Optional Loan Servicing

Use our optional Family Mortgage loan servicing program, powered by FCI Lender Services, Inc., to set clear expectations, protect your relationship, and generate accurate year-end tax forms.

  • Email payment reminders & monthly statements
  • Electronic payment processing & no pre-payment penalties
  • Payoff Statement Preparation
  • Lien Release preparation & filing*
  • Annual IRS Tax Forms: Borrower 1098 | Lender INT-1099

The monthly servicing for family mortgage loans up to $400k is $15 per month.

The monthly servicing fee for loans over $400K up to $1M is an additional $10/month per $100K:

$500K = $25 | $600K = $35

$700K = $45 | $800K = $55

$900K = $65 | $1M = $75

Loans over $1M, add $20/month, per million:

$1.5M = $95 per month | $2.5M = $115 per month

If the Borrower elects to pay the monthly Loan Servicing fee, it is collected electronically along with the Borrower’s monthly loan payment. If the Lender elects to pay the monthly Loan Servicing fee, it is withheld from the monthly loan payment credited to the Lender’s designated bank account.

FCI Lender Services can also collect and hold the Borrower’s monthly property tax / insurance proceeds in a trust account and disburse the scheduled payments to the respective authorities when due. There is a one-time escrow analysis fee of $175 for this account upgrade and a $17.50 monthly fee above and beyond the standard monthly Loans Servicing fees as outlined above.

*Once a loan has been satisfied, FCI Lender Services, can prepare and file the lien release as part of closing out your family’s Loan Servicing account (with the exception of properties located in Colorado.)

About FCI Lender Services, Inc.

Since launching in 2010, our exclusive Loan Servicing partner has been FCI Lender Services, based in Anaheim Hills, California. When requested, your National Family Mortgage ® document package will also include Setup Forms for our optional Loan Servicing platform powered by FCI Lender Services.

As a leading, Dodd-Frank Act compliant, US mortgage loan servicing company, FCI Lender Services has been in business since 1982, with over $5 Billion in loan volume currently under management. In addition to supporting National Family Mortgage ® clients, FCI Lender Services also manages mortgage loan servicing for dozens of Banks, Credit Unions, Investment Firms, and Hedge Funds, Pension Funds, and Insurance Funds. FCI is a top rated “Special Servicer”, with the highest industry rating available from MorningStar, Inc., the mortgage servicing rating company located in New York City.

FCI Lender Services is fully compliant with all state mortgage loan servicing regulations and all national loan servicing rules impacting both lenders and servicers under the Dodd-Frank Act, as enforced by the Consumer Financial Protection Bureau (CFPB). FCI’s comprehensive licensing information can be verified on the National Mortgage Licensing System’s (NMLS) consumer access website:

Future Modifications to the Loan Documents – $150 Per Modification**

Upon request, National Family Mortgage ® can assist with the following three loan Modifications for existing clients:

(1) Formal Interest-Rate Modification to Promissory Note.
Please note, conservative tax professionals discourage Interest-Rate reductions (Modifications) on Family loans. In short, Lenders who grant their Borrower a rate reduction as the IRS Applicable Federal Rates fall, arguably make a reportable lump-sum financial gift of the Borrower’s total interest savings recognized over the life of the loan. Please consult your trusted tax advisor before reducing the rate on your loan.

(2) Formal Re-amortization of Borrower Payment Schedule Following Large Principal Pay-Down.

(3) Formal Conversion of Amortized Promissory Note to Interest-Only Promissory Note or Vice Versa.

**Once your loan has been activated for servicing, should you wish to amend any basic loan terms, including the implementation of the Modifications described above, FCI charges a $55 administrative fee to reset the loan. If for any reasons you decide to cancel your Loan Servicing account and manage your loan on your own, there is a $90 Loan Servicing cancellation fee.

Knowledgeable and friendly customer service representatives are available Monday thru Friday, 8AM – 5PM PST to answer your questions and respond to your requests to make any changes or account updates.

Setup Details: Four Easy Steps

Structure the Loan

Either the Lender or Borrower may initiate the online setup process, with the following exceptions:

(1) If the subject property is in Pennsylvania, then the Borrower must submit our online Application and submit our one-time setup fee.

(2) If the Lender lives in North Carolina, then the Borrower must submit our online Application and submit our one-time setup fee.

Please be prepared to provide:

  • (A) Lender and Borrower contact information: Names, addresses, email addresses, phone numbers
  • (B) Subject property details: Property address, name of current owner of record, name of condo association if applicable
  • (C) Family Mortgage loan details: Loan amount, loan disbursement date, interest rate, payment term, late fee, lien position (1st, 2nd, or 3rd mortgage)
  • (D) Secure credit card payment information

You set your loan terms, but within our Standards.


Document the Loan

Within one business day of submitting your online Application, a Family Mortgage Advisor will call you to confirm the details of your loan. Within seven business days of submitting your online Application, we will email both parties your customized, state specific mortgage documents for approval and notarized signature.

Promissory Note: The Promissory Note establishes the legal debt between the parties and records how the debt is going to be repaid.

Mortgage / Deed of Trust / Security Deed: This is the legal security instrument through which you will offer your property as collateral to your Lender in exchange for the loan. Attached to the Mortgage / Deed of Trust / Security Deed is the legal description of the property that we will obtain from the County authority where the subject property is located.

We will also include setup forms for our optional Family Mortgage loan servicing program.

When you’re ready, on the agreed upon loan issue date, your Lender may disburse the refinance funds directly to your current lien holder (i.e., bank.), per their instructions.

National Family Mortgage ® does not disburse funds.

Register the Loan

Return the original, notarized documents to National Family Mortgage ® for legal public recording at the appropriate government authority. You can rest assured that your Lender’s investment is protected with a registered mortgage lien. Now, you will also be able to continue to legally deduct your mortgage interest payments from your federal tax return – just like with a bank mortgage.

  • Please note, in addition to National Family Mortgage’s ® one-time fee for service, the state of Florida requires a mortgage tax must be paid at the time of County recording.

It is the client’s responsibility to pay this additional tax. We will include an invoice for any required recording taxes when we email the parties their document package for review and approval. We will instruct you to include a check for any applicable taxes when you return your document package to us for proper recording.

Florida Mortgage Recording Taxes:

Intangible Tax: $0.20/$100

Documentary Stamp Tax: $0.35/$100

Manage the Loan

With our optional Family Mortgage loan servicing program powered by FCI Lender Services, Inc., expectations are clear, relationships are protected, and year-end tax reporting is simple.

  • Monthly payment reminders and statement
  • Electronic payment processing and online account access
  • IRS 1098 and INT-1099 tax reporting
  • Toll-free customer support