Win-Win Mortgage®

(Principal & Interest)

Gift Mortgage®

(Interest-Only)

Optional Loan Servicing

Caregiver Mortgage®

(Reverse Mortgage)

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 of dollars in origination fees and interest — and money is kept in the family!

  • Amortized, Secured Promissory Note and Payment Schedule
  • Registered Mortgage, Deed of Trust, or Security Deed
  • To purchase a home, or seller finance a home
  • Optional Loan Servicing, IRS 1098 & INT-1099 Tax Reporting
One-Time Setup Fee
Loan Size Price
$1,000,000+ $2,100
$500,000+ – $1,000,000 $1,725
$300,000+ – $500,000 $1,425
$200,000+ – $300,000 $1,075
$100,000+ – $200,000 $875
$1 – $100,000 $725

Gift Mortgage ® (Interest-Only)

Our Gift Mortgage ® is simply an interest-only loan. Some clients 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 $16K per person limit. This framework can help clients keep money in their family while minimizing federal gift tax or imputed interest consequences.

  • Interest-Only, Secured Promissory Note & Payment Schedule
  • Registered Mortgage, Deed of Trust, or Security Deed
  • 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
$500,000+ – $1,000,000 $1,725
$300,000+ – $500,000 $1,425
$200,000+ – $300,000 $1,075
$100,000+ – $200,000 $875
$1 – $100,000 $725

Optional Loan Servicing

Optional Family Mortgage loan servicing program, powered by FCI Lender Services, Inc., sets clear expectations, protects family relationships, 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

There is a one-time $55 Loan Servicing account setup fee that will be withheld from the first loan deposit to the Lender’s account.

The monthly servicing fee 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:

$400K+ up to $500K = $25 | $500K+ up to $600K = $35

$600K+ up to $700K = $45 | $700K+ up to $800K = $55

$800K+ up to $900K = $65 | $900K+ up to $1M = $75

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

$1M+ up to $2M = $95 per month | $2M+ up to $3M = $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, Hedge Funds, Pension Funds, and Insurance Funds. FCI is a top rated “Special Servicer”, with the highest industry rating available from Fitch Ratings, 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: https://www.nmlsconsumeraccess.org

Future Modifications to the Loan Documents – $400 Per Modification**

Upon request, FCI Lender Services, Inc. ® can assist loan servicing clients with various loan Modifications, including:

(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.

If necessary, FCI can also assist with allonge preparation, assignment preparation and recording, and deferment agreements.

**FCI charges an additional $55 administrative fee to reset the loan and implement any account changes as referenced above.

If for any reasons your clients decide to cancel their 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 questions and respond to change requests to or account updates.

Caregiver Mortgage ® (Reverse Mortgage) - $1,825

Our Caregiver Mortgage ® is a secured line of credit funded by the relatives of a retired homeowner. It allows the homeowner to receive tax-free cash borrowed against their home equity, knowing that their own family – not an institution – is building equity in their home. It offers may of the features and benefits that attract people to reverse mortgages, but without the costs and restrictions.

  • Secured Line of Credit Promissory Note
  • Registered Mortgage, Deed of Trust, or Security Deed
  • Joint Lender Agreement, Basic Property Report (Lien Search), Electronic Property Valuation
  • Loan Tracking and Annual Tax Reports
  • Supports multiple households (like, adult siblings) who wish to crowd fund the credit line

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 Borrower’s subject property is in Kentucky, Maryland, Texas, or Virginia, then the Borrower must submit our online Application and submit our one-time setup fee.

The family should be sure to review our company Standards, as found on Page 5 of each Family Mortgage Guide.

The family should 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 or 2nd mortgage)
  • (D) Secure credit card payment information

Document the Loan

Within one business day of receiving the online Setup Form, a Family Mortgage Team Member will call the family and their financial advisor to confirm the details of of loan.

All National Family Mortgages ® have two crucial components:

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 the Borrower offers their property as collateral to the Lender in exchange for the loan.

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

Within seven business days of submitting their online Setup Form, we will email the family their comprehensive loan documents for their review and approval.

Register the Loan

After the family has reviewed and approved your their documents, the documents are emailed to the Borrower’s closing attorney, title company, or escrow company that will otherwise conduct the Borrower’s real estate settlement. Please note, there is generally only one settlement agent, be it an attorney, title company, or an escrow company. The type of settlement agent is determined by state regulations and customs. The settlement agent will oversee the execution and government recording of the Family Mortgage.

State laws in over half of the country legally require local settlement agent participation when closing a loan secured by real estate. As an ever increasing number of states move towards this legal standard, we follow this protocol with every National Family Mortgage ® transaction.

Additionally, a local settlement agent’s involvement will help minimize liabilities for all parties, and further ensure a successful arrangement for everyone.

Settlement agent fees vary widely depending on experience, expertise, and scope of services.

Please note, in addition to National Family Mortgage’s ® one-time fee for service, the following states requires a mortgage tax must be paid at the time of local government recording:

Alabama, Florida, Georgia, Maryland, Minnesota, New York, Tennessee, Virginia.

The family should be sure to review Page 5 of each Family Mortgage Guide for estimated tax rates.

It is the client’s responsibility to pay this additional tax. The tax will be collected by the Borrower’s settlement agent at the loan closing.

The Lender will disburse the funds directly to the settlement agent’s client escrow account per their instructions.

National Family Mortgage ® does not disburse funds.

Manage the Loan

Optional Family Mortgage loan servicing, powered by FCI Lender Services, Inc., sets clear expectations, protects relationships, and generates year-end tax forms.

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

Setup Details: Four Easy Steps

Structure the Loan

Either the Lender or Borrower may submit their loan details through our secure online Application, with the following exceptions:

(1) If the Borrower’s subject property is in Kentucky, Maryland, Texas, or Virginia, then the Borrower must submit the online Setup Form and submit our one-time setup fee.

The family should be prepared to provide:

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

The family should also be sure to review our company Standards for complete restrictions and limitations.

Document the Loan

Within one business day of submitting their online Setup Form, a Family Mortgage Team Member will call the family to confirm the details of their loan.

All Caregiver Mortgages ® have three crucial components:

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

Joint Lender Agreement In the event the loan includes multiple Lenders (households), this agreement will document the individual rights and credit-line of each Lender. The individual household credit-lines collectively comprise the total loan amount.

Mortgage / Deed of Trust / Security Deed: This is the legal security instrument through which the Borrower offers their property as collateral to the Lender in exchange for the loan.

Within seven business days of submitting their online Setup Form, we will email the family comprehensive loan documents for their review and approval. The documents will also include an open lien search and an electronic valuation of the Borrower’s property.

Register the Loan

After the family has reviewed and approved their loan documents, the documents are emailed to the Borrower’s closing attorney. The closing attorney will oversee the execution and government recording of the Family Mortgage.

State laws in over half of the country legally require local attorney participation when closing a loan secured by real estate. As an ever increasing number of states move towards this legal standard, we follow this protocol with every National Family Mortgage ® transaction.

Additionally, the local attorney’s involvement will help minimize liabilities for all parties, and further ensure a successful arrangement for everyone.

Attorney’s fees vary widely depending on experience, expertise, and scope of services.

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

Alabama, Florida, Georgia, Maryland, Minnesota, New York, Tennessee, Virginia.

Please be sure your client reviews our Family Mortgage Guide for estimated state tax rates.

It is the client’s responsibility to pay this additional tax. The tax will be collected by the Borrower’s closing attorney.

The Lender will make any initial loan disbursement directly to the closing attorney’s client escrow account. Future disbursements will be made either directly to the Borrower, or to any appropriate third party on the Borrower’s behalf.

National Family Mortgage ® does not disburse funds.

Manage the Loan

Our Caregiver Mortgage ® Manager ensures expectations are clear, relationships are protected, and year-end tax reporting is simple.

  • Individual and group reports
  • Annotate disbursements
  • Upload and attach images and receipts
  • Individual annual tax reports
  • Federal Patent No. US D788,142 S