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Click to edit Master subtitle sty= le
Financing Resid= ential Real Estate
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Content-Transfer-Encoding: quoted-printable Content-Type: text/html; charset="us-ascii" Slide 1
Financing Residential Real Estate<= /span>
Lesson 10:
Conventional Financing
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Introduction
In this lesson we will cover:
l= conforming and nonconforming loans,
l= characteristics of a conventional loan,
l= qualifying standards for conventional loans, and
l= special programs and payment plans.
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Introduction
Loans made by lenders can be divided into two main categories:
¡conventional loans
¡government-sponsored loans
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Introduction
Conventional loan
Any institutional loan that isn’t insured or guaranteed by a government agency.&= #13;
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Conforming & Nonconforming Loans=
Most conventional loans comply with underwriting guidelines of Fannie Mae and Freddie Mac.
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Conforming & Nonconforming Loans=
Most conventional loans comply with underwriting guidelines of Fannie Mae and Freddie Mac.
Conforming loan= =3D complies with Fannie Mae/Freddie Mac guidelines. Nonconforming loan= =3D doesn’t comply with Fannie Mae/Freddie Mac guidelines.
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Conforming & Nonconforming Loans=
Most conventional loans comply with underwriting guidelines of Fannie Mae and Freddie Mac.
Conformin= g loan =3D complies with Fannie Mae/Freddie Mac guidelines.
Nonconfor= ming loan =3D doesn’t comply with Fannie Mae/Freddie Mac guidelines.
¡majority of nonconforming loans are subprime loans
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Conventional Loan Characteristics
Lenders want to be able to sell their loans on secondary market.
As a result, Fannie Mae and Freddie Mac= underwriting guidelines are widely followed and very influential in mortgage industry.
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Conventional Loan Characteristics
Conventional loan may be secured by:
¡principal residence,
&= iexcl; (up to 4 dwelling units)
Property types/owner-occupancy rules
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Conventional Loan Characteristics
Conventional loan may be secured by:
¡principal residence,
&= iexcl; (up to 4 dwelling units) =
¡second home,
&= iexcl; (no more than 1 dwelling unit= )
Property types/owner-occupancy rules
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Conventional Loan Characteristics
Conventional loan may be secured by:
¡principal residence,
&= iexcl; (up to 4 dwelling units) =
¡second home,
&= iexcl; (no more than 1 dwelling unit= )
¡investment property,
&= iexcl; (borrower doesn’t inten= d to occupy property).
Property types/owner-occupancy rules
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Conventional Loan Characteristics
Conforming loan limits are set annually by Fannie Mae and Freddie Mac.
¡Agencies won’t purchase loan if = it exceeds limit.
¡Different loan limits for different pa= rts of U.S.
Loan amounts
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Conventional Loan Characteristics
Jumbo loan
Loan that exceeds conforming loan limits. Extra-large loans are sometimes called super jumbos.
¡About half of jumbo loans are ARMs.
Loan amounts
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Conventional Loan Characteristics
Jumbo loan
Loan that exceeds conforming loan limits. Extra-large loans are sometimes called super jumbos.
¡About half of jumbo loans are ARMs.
¡Higher interest rates.
Loan amounts
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Conventional Loan Characteristics
Repayment periods can range from 10-40 years.
¡30-year loans still standard.
¡15-year loans gaining popularity.
Repayment peri= ods
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Conventional Loan Characteristics
Majority of conventional loans are fully amortized.
Partially and interest-only loans also= available.
Amortization
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Conventional Loan Characteristics
Common conventional LTVs:
ç80%
ç90%
ç95%
Loan-to-value = ratios
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Conventional Loan Characteristics
Less common conventional LTVs:
ç97%
ç100%
Loan-to-value = ratios
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Conventional Loan Characteristics
Conventional loans are of= ten categorized by LTV ratio, with different underwriting rules appli= ed to each category.
Loan-to-value = ratios
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Conventional Loan Characteristics
Fannie Mae and Freddie Mac require private mortgage insurance for any conventional loan purchased with LTV over 80%.
Loan-to-value = ratios
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Conventional Loan Characteristics
High-LTV loans also have:
çhigher interest rates and fees, and <= /div>
çstricter underwriting rules.
ç =
¡
Loan-to-value = ratios
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Conventional Loan Characteristics
At one time, Fannie Mae a= nd Freddie Mac didn’t buy ARM mortgages with LTVs over 90%= .
ARM LTV ratios=
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Conventional Loan Characteristics
At one time, Fannie Mae and Freddie Mac didn’t = buy ARM mortgages with LTVs over 90%.
lNow, both are willing to buy ARMs with LTVs up = to 95% if certain conditions are met.
ARM LTV ratios=
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Conventional Loan Characteristics
Private mortgage insurance (PMI) is designed to protect lenders from risk of high-LTV loans.
¡Makes up for reduced borrower equity.
Private mortga= ge insurance
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Private Mortgage Insurance
Private mortgage insurance company assumes only a portion of risk of default.
¡Covers upper portion of loan.
¡Typically 25% to 30% of loan amount.
How PMI works<= /b>
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Private Mortgage Insurance
Upon default and foreclosure, lender makes claim for reimbursement of actual losses.
¡Can also relinquish property to insurer.
How PMI works<= /b>
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Private Mortgage Insurance
Insurers have own underwriting standards, which have also been influentia= l on mortgage market.
How PMI works<= /b>
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Private Mortgage Insurance
Mortgage insurance company charges insurance premiums for coverage.
PMI premiums
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Private Mortgage Insurance
Mortgage insurance company charges insurance premiums for coverage.
Variety of payment plans, including:
¡initial premium at closing, plus renew= al premiums, or
¡financed one-time premium.
PMI premiums
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Private Mortgage Insurance
Mortgage insurance company charges insurance premiums for coverage.
Variety of payment plans, including:
¡initial premium at closing, plus renew= al premiums, or
¡financed one-time premium.
If borrower pays loan off early, she may be entitled = to partial refund of premiums.
PMI premiums
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Private Mortgage Insurance
Under federal Homeowners Protection Act, lenders must cancel loan’s PMI under certain conditions:
1.once loan has been paid down to 80% of property’s original value (upon borrower request); or
2.once loan reaches 78% of property’s original value (automatic cancellation).
Cancellation o= f PMI
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Private Mortgage Insurance
Homeowners Protection Act only applies to loans on single-family dwellings occupied= as borrower’s primary residence.
Cancellation o= f PMI
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Private Mortgage Insurance
If payment plan involved initial premium and renewal premiums, cancellation of P= MI reduces monthly mortgage payment.
Cancellation o= f PMI
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Summary
Conventional Loan Characteristics
<= span style=3D'font-weight:normal;visibility:hidden'>Ä
<= span style=3D'font-weight:normal'>ÄConforming loan
<= span style=3D'font-weight:normal'>ÄNonconforming loan
<= span style=3D'font-weight:normal'>ÄInvestor loan
<= span style=3D'font-weight:normal'>ÄJumbo loans
<= span style=3D'font-weight:normal'>ÄLoan-to-value ratios
<= span style=3D'font-weight:normal'>ÄPMI
<= span style=3D'font-weight:normal'>ÄAmortization
<= span style=3D'font-weight:normal'>ÄRepayment period
<= span style=3D'font-weight:normal;visibility:hidden'>Ä
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Secondary Financing
Lenders generally allow secondary financing.
lMost impose some restrictions due to increased risk of default.
=
------=_NextPart_01C80FFE.9D637570 Content-Location: file:///C:/49133227/10ConventionalFinancing_files/slide0039.htm Content-Transfer-Encoding: quoted-printable Content-Type: text/html; charset="us-ascii" Slide 1
Secondary Financing
Examples of restrictions lenders may impose:
1.Borrower must qualify for payments on both first and second mortgag= es.
Restrictions
------=_NextPart_01C80FFE.9D637570 Content-Location: file:///C:/49133227/10ConventionalFinancing_files/slide0040.htm Content-Transfer-Encoding: quoted-printable Content-Type: text/html; charset="us-ascii" Slide 1
Secondary Financing
Examples of restrictions lenders may impose:
1.Borrower must qualify for payments on both first and second mortgages.
2.Borrower must make 5% downpayment.
Restrictions
------=_NextPart_01C80FFE.9D637570 Content-Location: file:///C:/49133227/10ConventionalFinancing_files/slide0041.htm Content-Transfer-Encoding: quoted-printable Content-Type: text/html; charset="us-ascii" Slide 1
Secondary Financing
Examples of restrictions lenders may impose:
1.Borrower must qualify for payments on both first and second mortgages.
2.Borrower must make 5% downpayment.
3.Scheduled payments must be due on regular basis.
Restrictions
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4.Second mortgage can’t require balloon payment less than 5 years after closing.
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4.Second mortgage can’t require balloon payment less than 5 years after closing.
5.If first mortgage has variable payments, second mortgage must have fixed payments.
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4.Second mortgage can’t require balloon payment less than 5 years after closing.
5.If first mortgage has variable payments, second mortgage must have fixed payments.
6.No negative amortization.
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4.Second mortgage can’t require balloon payment less than 5 years after closing.
5.If first mortgage has variable payments, second mortgage must have fixed payments.
6.No negative amortization.
7.No prepayment penalty.
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Secondary Financing
Piggyback loan is another term for secondary financing.
Used to either:
¡avoid paying private mortgage insurance, or
¡avoid jumbo loan treatment.
Piggyback loan= s
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Secondary Financing
Using secondary financing = to avoid PMI can backfire if second loan has high interest rate= and steep fees.
Piggyback loan= s
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Qualifying Standards
Fannie Mae and Freddie Mac have changed how they evaluate creditworthiness of applicants.
lNewer methods influenced by automated underwriting systems and computer analysis.
Evaluating risk factors
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Qualifying Standards
Fannie Mae uses “comprehensive risk assessment” = to evaluate risk factors.
Two primary risk factors:
¡applicant’s credit history, and <= /div>
¡the loan-to-value ratio.
Evaluating risk factors
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Qualifying Standards
Fannie Mae uses “comprehensive risk assessment” = to evaluate risk factors.
Two primary risk factors:
¡applicant’s credit history, and <= /div>
¡the loan-to-value ratio.
Loans ranked as low, moderate, or high primary risk.
Evaluating risk factors
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Qualifying Standards
Fannie Mae treats other aspects of application, such as debt to income ratio and cash reserves, as contributory risk factors.
Each factor assigned value depending on whether it:
¡“satisfied basic risk tolerances”, = ;
¡increases risk, or
¡decreases risk.
Evaluating risk factors
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Qualifying Standards
Freddie Mac evaluates each component of creditworthiness:
çcapacity to repay,
çcredit reputation, and
çcollateral.
Evaluating risk factors
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Qualifying Standards
Underwriter then considers overall layering of risk.
¡Weakness in one component can be outweighed by strength in another.
Evaluating risk factors
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Qualifying Standards
Fannie Mae and Freddie Mac consider income durable if it is expected to continue for at l= east 3 years after loan is made.
Income analysi= s
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Income Analysis
Once lender finds amount = of stable monthly income, next step is to determine if it is enough to support monthly payment.
Obligations to income ratio
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Income Analysis
Income is adequate if tot= al monthly obligations don’t exceed 36% of stable month= ly income.
Obligations to income ratio
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Income Analysis
Income is adequate if the total monthly obligations don’t exceed 36% of stable mon= thly income.
Total monthly obligations =3D includes applicant’s recurring obligations and pr= oposed housing expense= .
Obligations to income ratio
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Income Analysis
Income is adequate if the total monthly obligations don’t exceed 36% of stable mon= thly income.
Total monthly obligations =3D includes applicant’s recurring obligations and pr= oposed housing expense= . Recurring obligations =3D installment debts, revolving debts, and other obligations.
Obligations to income ratio
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Income Analysis
Installme= nt debts have a fixed beginning and ending date.
¡Example: a car loan.
Obligations to income ratio
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Income Analysis
Revolving= debts involve open-ended line of credit, with minimum monthly payme= nts.
¡Example: credit card or department sto= re charge account.
Obligations to income ratio
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Income Analysis
“Other” category of obligations: alimony, child = support, and similar ongoing financial obligations.
lFannie Mae and Freddie Mac don’t consider child care expenses part of recurring obligations.
Obligations to income ratio
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Income Analysis
Proposed housing expense (PITI) should not exceed 28% of loan applicant’s stable mon= thly income.
Housing expens= e to income ratio
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Income Analysis
How to apply ratios:
l= Add monthly obligations together to get total.
l $425 + 250 =3D $675 monthly obligations
Applying the r= atios
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Income Analysis
How to apply ratios:
l= Add monthly obligations together to get total.
l $425 + 250 =3D $675 monthly obligations
l<= /span>Multiply stable monthly income by obligations to income ratio. =
&= #132;$6,100 × 36% = =3D $2,196 <= /span>
Applying the r= atios
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lSubtract monthly obligatio= ns from that figure to get maximum mortgage payment. <= /span>
l $2,196 – $675 =3D $1,521
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lSubtract monthly obligatio= ns from that figure to get maximum mortgage payment. <= /span>
l $2,196 – $675 =3D $1,521
lOR
lMu= ltiply stable monthly income by housing expense to income ratio to find maximum mortgage payment.
l $6,100 × 28% = =3D $1,708
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Income Analysis
Housing expense ratio is less important than total obligations ratio.
Fannie Mae no longer applies a housing= expense to income ratio.
Applying the r= atios
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Income Analysis
Freddie Mac requires lenders to calculate a debt-to-<= span style=3D'position:absolute;top:28.0%;left:3.55%;width:93.07%;height:6.25%'= >housing gap ratio.
Calculated by:
Subtracting housing expense ratio from total obligations ratio.
Debt-to-housin= g gap ratio
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Income Analysis
If compensating factors ex= ist, Fannie Mae and Freddie Mac will consider income ratios that exceed benchmarks.
Higher ratios = and compensating factors
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Income Analysis
Compensating factors include:
¡large downpayment;
¡substantial net worth;
¡demonstrated ability to incur few debts and accumulate savings; =
¡education, job training, or employment history indicating potential for increased earnings;
Higher ratios = and compensating factors
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¡short-term = income that doesn’t count as stable monthly income; <= span style=3D'position:absolute;top:28.49%;left:20.97%;width:76.77%;height:6.25= %'>¡demonstrated ability to devote large portion of income to basic needs, s= uch as housing expense; or ¡significant energy-efficient features in home being purchased.
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Income Analysis
Some applications have factors that are considered an increased risk to lender.
May include:
çmediocre credit score, or
çunsettled work history.
Factors that increase risk
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Income Analysis
Some lenders apply strict= er standards for high-LTV loans.
Fannie Mae and Freddie Mac are willing to buy 95% loans if they have been evaluated very carefully.
95% loans<= /span>
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Income Analysis
Lender must pay special attention to applicant’s: =
¡credit history,
¡reserves,
¡ability to accumulate savings, and
¡potential for increased earnings.
95% loans<= /span>
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Income Analysis
ARMs must be underwritten more carefully than fixed-rate loans.
ARMs
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Income Analysis
ARMs must be underwritten more carefully than fixed-rate loans.
ARM borrower should either have:
¡strong potential for increased earnings,
¡significant liquid assets, or
¡demonstrated ability to manage finances.
ARMs
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Income Analysis
ARMs are commonly offered at much lower interest rate than fixed-rate loans.
¡May be easier to qualify with lower monthly payments.
¡Subject to greater application scrutiny.
ARMs
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Net Worth
Both Fannie Mae and Freddie Mac set limits on use of gift funds. Donor must be:
¡borrower’s relative, fianc&eacut= e;, or domestic partner;
¡borrower’s employer;
¡municipality; or
¡nonprofit religious or community organization.
Gift funds=
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Net Worth
Borrower required to make downpayment of at least 5% of sales price out of her own resources.
¡Rule doesn’t apply if LTV is 80% or less.
Gift funds=
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Net Worth
Conventional borrower may= be required to have 2 months worth of mortgage payments left in reser= ve after downpayment and closing costs.
Reserves
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Net Worth
Credit scores have become central factor in conventional underwriting.
lExcellent score can offset weaknesses in other aspects of application.
Credit reputat= ion
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Net Worth
When two people apply for = loan together, underwriter uses lowest credit score, not aver= age.
Credit reputat= ion
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Summary
Secondary Financing & Qualifying<= /div>
<= span style=3D'font-weight:normal'>ÄSecondary financing
<= span style=3D'font-weight:normal'>ÄPiggyback loans
<= span style=3D'font-weight:normal'>ÄPrimary risk factors
<= span style=3D'font-weight:normal'>ÄContributory risk factors
<= span style=3D'font-weight:normal'>ÄIncome analysis
<= span style=3D'font-weight:normal'>ÄTotal obligations to income ratio
<= span style=3D'font-weight:normal'>ÄHousing expense to income ratio
<= span style=3D'font-weight:normal'>ÄRecurring obligations
<= span style=3D'font-weight:normal'>ÄNet worth
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Special Programs & Payment Plans=
Variety of alternatives are available with conventional financing.
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Special Programs & Payment Plans=
In buydown, seller or third party pays lender a lum= p sum at closing to lower interest rate on buyer’s loan.
Buydown plans<= /b>
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Special Programs & Payment Plans=
In buydown, seller or third party pays lender a lum= p sum at closing to lower interest rate on buyer’s loan.
¡Increases lender’s yield.
¡Lowers buyer’s monthly payment. <= /div>
¡Lower interest rate.
Buydown plans<= /b>
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Buydowns
Buydown can be permanent or temporary.
Permanent buydown= borrower pays lower interest rate for entire lo= an term. Temporary buydown= interest rate and = monthly payment reduced dur= ing first years of loan term.<= /div>
Buydown plans<= /b>
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Buydowns
Permanent buydown reduces note rate (rate stated in promissory note).
lCost of buydown calculated in terms of points of loan amount.
Permanent buyd= owns
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Buydowns
Permanent buydown rule of thumb:
It takes about 6 points to increase lender’s yield on 30-year loan by 1%.
Permanent buyd= owns
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Buydowns
Two types of temporary buydown plans:
¡level payment plans, and
¡graduated payment plans.
Temporary buyd= owns
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Buydowns
Level payments
Calls for interest reduction that stays same throughout buydown period= .
Temporary buyd= owns
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Buydowns
Gradua= ted payments
Calls for largest payment reduction in first year, with progressively smaller reductions in each remaining year of buydown period.= 3;
3-2-1 buydown =3D interes= t rate bought down 3% the first year, 2% the s= econd year, and 1% the third year.
Temporary buyd= owns
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Buydowns
To find cost of temporary buydown:&#= 13;
1.Calculate buyer’s monthly principal and interest payment without buydown, at full interest rate.
2.Calculate buyer’s monthly payment with bought-down interest rate= .
Temporary buyd= owns
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l
3.Subtract bought-down payment from actual payment and multiply by twelve for annual buydown amount.
4.For level payment, multiply annual buydown amount by number of years= in buydown plan.
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Buydowns
Graduated payment buydown= is calculated in same way, except each year’s buydown must be <= /span>calculated separately and then added together.
Temporary buyd= owns
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Buydowns
Permanent buydown –=
Lender qualifies buyer at bought-down <= /span>interest rate.
Temporary buydown –=
Lender may qualify buyer at bought-down <= /span>rate, note rate, or an intermediate rate.
Buydowns and qualifying rules
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Buydowns
Fannie Mae allows lender to use bought-down rate if:
¡loan is fixed-rate, or
¡ARM with a 3-year initial period.
Buydowns and qualifying rules
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Buydowns
Freddie Mac has its own rules for temporary buydowns.
¡Bought-down rate can usually be used t= o qualify buyer.
¡3-2-1 buydowns with LTV of 80% requires= qualifying with second year interest rate.
Buydowns and qualifying rules
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Buydowns
Fannie Mae and Freddie Mac limit amount of buydown to percentage of:
¡sales price, or
¡appraised value (whichever is less).
Limits on buyd= owns
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Buydowns
Fannie Mae and Freddie Mac limit amount of buydown to percentage of:
¡sales price, or
¡appraised value (whichever is less).
Also applies to other contributions accepted from seller or another interested party.
Limits on buyd= owns
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Buydowns
Fannie Mae and Freddie Mac limit amount of buydown to percentage of:
¡sales pric= e, or
¡appraised value (whichever is less).
Also applies to other contributions accepted from seller or another interested party.&= #13;
¡Doesn̵= 7;t include parties not participating in transaction.
Limits on buyd= owns
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Buydowns
Excess contributions are deducted from sales price before finding maximum loan amount.<= /span>
Limits on buyd= owns
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Special Programs & Payment Plans=
Many first-time buyers are just starting their careers and expect their incomes to increase steadily.
Loans with lower initial payments include:
çHybrid ARMs
çTwo-step mortgages
çBalloon/reset mortgages
çInterest first mortgages
Loans with low= er initial payments
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Loans with lower initial payments
Characteristics of two-step mortgages:
ç30-year term.
çLender can adjust interest rate once during loan term.
çOffered at lower initial rate than fixed-rate loans. <= /div>
çTwo common types: 5/25 and 7/23.
Two-step mortg= ages
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Loans with lower initial payments
5/25 loan is automatically adjusted after 5 years, to the current market rate.
7/23 loan is automatically adjusted after 7 years, to the current market rate.
Two-step mortg= ages
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Loans with lower initial payments
Characteristics of balloon/reset mortgages:
çTwo types: 5/25 and 7/23.
çAt end of initial 5- or 7-year period, entire loan balance is due.
çPayment amounts based on 30-year amortization schedule. <= /div>
ç
Balloon/reset mortgages
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Loans with lower initial payments
At end of initial period, borrowers may either:
çrefinance,
çpay off loan balance, or
çreset loan.
Balloon/reset mortgages
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Loans with lower initial payments
By resetting loan, loan remains in place and interest rate is set at current market rate.
¡Avoids refinancing charges.
¡Borrowers can’t be delinquent on= payments.
¡No other liens may exist on property.
Balloon/reset mortgages
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Loans with lower initial payments
Characteristics of interest first mortgages:
¡30-year loan term.
¡Interest only payments during first part of loan term (10-15 years).
¡Payments fully amortized for remainder of loan term.
Interest first mortgages
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Summary
Buydowns & Low Initial Payment L= oans
<= span style=3D'font-weight:normal;visibility:hidden'>Ä
<= span style=3D'font-weight:normal'>ÄPermanent buydown
<= span style=3D'font-weight:normal'>ÄTemporary buydown
<= span style=3D'font-weight:normal'>ÄLevel payments
<= span style=3D'font-weight:normal'>ÄGraduated payments
<= span style=3D'font-weight:normal'>ÄTwo-step mortgages
<= span style=3D'font-weight:normal'>ÄBalloon/reset mortgages
<= span style=3D'font-weight:normal'>ÄInterest first mortgages
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Special Programs & Payment Plans=
Secondary market agencies have developed some conventional loan programs to make h= ome ownership more affordable.
Low downpayment programs
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Examples of conventional alternatives:
lLoan with 95% LTV with 3% downpayment from borrower’s funds, and 2% from alternative sources.
lLoan with 97% LTV with 3% downpayment from borrower’s funds, and 3% contribution to closing costs from alternative sources.
l<= /span>Loan with 100% LTV with no downpayment from borrower’s fun= ds, and 3% contribution to closing costs from alternative sour= ces.
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Special Programs & Payment Plans=
Allowable alternative sou= rces of funds may include gifts, grants, or unsecured loans.
Low downpayment programs
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Special Programs & Payment Plans=
Allowable alternative sources of funds may include gifts, grants, or unsecured loans.
Funds may come from:
çrelative,
çemployer,
çpublic agency,
çnonprofit organization, or
çprivate foundation.
Low downpayment programs
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Low Downpayment Programs
Many conventional loan programs are targeted at low- and moderate-income buyers.
Affordable hou= sing programs
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Low Downpayment Programs
Many conventional loan programs are targeted at low- and moderate-income buyers.
¡Buyers qualify if stable monthly income doesn’t exceed median income of area.
¡Cash requirements reduced.
¡Eligibility based on income or propert= y location.
Affordable hou= sing programs
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Low Downpayment Programs
Some programs waive income limits for buyers purchasing homes in low-income or rundown neighborhoods. =
¡Buyers with income above area median can still qualify.=
Affordable hou= sing programs
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Low Downpayment Programs
Other programs are offered to specific groups such as:
çteachers,
çpolice officers, and
çfirefighters.
Affordable hou= sing programs
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Accelerated Payment Plans
Characteristics of a bi-weekly mortgage:
¡Interest rate and payment amount fixed.
¡Payments made every two weeks (26 per year).
¡Each payment equal to half of monthly payment for 30-year, ful= ly amortized, fixed-rate loan.
¡Loan paid off in 20-22 years.
Bi-weekly mort= gages
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Accelerated Payment Plans
Disadvantages for lenders:
¡More work to service 26 payments inste= ad of 12.
¡Less of a profit in interest.
Bi-weekly mort= gages
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Accelerated Payment Plans
Characteristics of growing equity mortgage (GEM):
¡Interest rate is fixed over life of loan.
¡First-year payments of principal and interest based on 15- or 30-year loan.
¡Payments increased at specified intervals for all or part of loan term.
¡100% of annual payment increase used to reduce principal balance.=
Growing equity mortgages
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Accelerated Payment Plans
Annual payment adjustments usually increased by fixed percentage, such as 3% or 5% p= er year.
Growing equity mortgages
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Accelerated Payment Plans
Equity builds up quickly with GEM and actual repayment period depends on interest rate and magnitude of annual payment increases.
¡Most GEMs with 30-year stated terms pay off in 11 to 17 years.
Growing equity mortgages
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Accelerated Payment Plans
Advantages of GEM:
çReduced interest costs
çLower interest rate
çPayments are predictable
Growing equity mortgages
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Summary
Low Downpayment & Accelerated P= lans
<= span style=3D'font-weight:normal;visibility:hidden'>Ä
<= span style=3D'font-weight:normal'>ÄAffordable housing programs
<= span style=3D'font-weight:normal'>ÄConventional low-downpayment financing= 3;
<= span style=3D'font-weight:normal'>ÄAccelerated payment plans
<= span style=3D'font-weight:normal'>ÄBi-weekly mortgages
<= span style=3D'font-weight:normal'>ÄGrowing equity mortgages
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location.href.substring(pos) else { sId =3D RemoveFilePrefixFromHref(location.href); var regExp =3D /\// var fixedHref =3D sId var pos =3D -1 =09 pos =3D fixedHref.search(regExp) while (pos !=3D -1) { fixedHref =3D fixedHref.replace(regExp, "\\") pos =3D fixedHref.search(regExp) } =09 if (g_fBaseHyperlink =3D=3D true) sId =3D "file:///" + fixedHref; else sId =3D fixedHref.substring(fixedHref.lastIndexOf('\\') + 1) } =09 return sId } function HideMenu() { if( frames["PPTSld"] && PPTSld.document.all.item("ctx= tmenu") && PPTSld.ctxtmenu.style.display!=3D"none" ) { PPTSld.ctxtmenu.styl= e.display=3D'none'; return true } return false } function IsWin( name ) { return window.name =3D=3D name } function IsNts() { return IsWin("PPTNts") } function IsSldOrNts() { return( IsWin("PPTSld")||IsWin("PPTNts") ) } function SupportsPPTAnimation() { return( navigator.platform =3D=3D "Win32"= && navigator.appVersion.indexOf("Windows")>0 ) } function SupportsPPTHTML() { var appVer=3Dnavigator.appVersion, msie=3DappVer.indexOf("MSIE "), ver=3D0 if( msie >=3D 0 ) ver=3DparseFloat( appVer.substring( msie+5, appVer.indexOf(";",msie) ) ) else ver=3DparseInt(appVer) return( ver >=3D 4 && msie >=3D 0 ) } function _RSW() { if( !g_supportsPPTHTML || IsNts() || ( !g_scaleInFrame && (!IsWin("PPTSld") || !parent.IsFullScrMode()) ) ) return var padding=3D0; if( IsWin("PPTSld") && parent.IsFramesMode() ) padding=3D6 cltWidth=3Ddocument.body.clientWidth-padding cltHeight=3Ddocument.body.clientHeight-padding factor=3D(1.0*cltWidth)/g_origW if( cltHeight < g_origH*factor ) factor=3D(1.0*cltHeight)/g_origH newSize =3D g_origSz * factor if( newSize < 1 ) newSize=3D1 s=3DSlideObj.style s.fontSize=3DnewSize+"px" s.posWidth=3Dg_origW*factor s.posHeight=3Dg_origH*factor s.posLeft=3D(cltWidth-s.posWidth+padding)/2 s.posTop=3D(cltHeight-s.posHeight+padding)/2 if( g_scaleHyperlinks ) ScaleHyperlinks( factor ) } function _InitAnimations() { animRuntimeInstalled =3D ''+document.body.localTime !=3D 'undefined'; isFullScreen =3D (window.name =3D=3D "PPTSld") && !parent.IsFramesMode(); g_animUseRuntime =3D g_showAnimation && animRuntimeInstalled && !(isFullSc= reen && parent.IsSldVisited()); if( g_animUseRuntime ) { collSeq =3D document.all.tags("seq"); if( collSeq !=3D null ) { for(ii=3D0;ii numSlds ) gSldJumpIdx =3D numSlds; if ( gSldJumpIdx >=3D 0 ) { if ( gSldJumpIdx =3D=3D 0 ) gSldJumpIdx =3D 1; var jumpTo =3D parseInt(gSldJumpIdx); gSldJump =3D 0; gSldJumpIdx =3D ""; win.GoToSld( parent.GetSldList().mList[jumpTo-1].mSldHref ) } } } function _KDH() { if( event.keyCode =3D=3D 8 ) { event.returnValue =3D 0; parent.GoToPrevSld(); } } function DocumentOnClick() { if( IsNts() || parent.HideMenu() ) return; if( ( g_allowAdvOnClick && !parent.IsFramesMode() ) || (event && (event.keyCode=3D=3D32) ) ) parent.GoToNextSld(); } var g_supportsPPTHTML =3D SupportsPPTHTML(), g_scaleInFrame =3D 1, gId=3D""= , g_bgSound=3D"", g_scaleHyperlinks =3D false, g_allowAdvOnClick =3D 1, g_showInBrowser = =3D 0, gLoopCont =3D 0, gUseSldTimings =3D 1; var g_showAnimation =3D g_supportsPPTHTML && SupportsPPTAnimation() && ( (w= indow.name=3D=3D"PPTSld" && !parent.IsFramesMode()) || g_showInBrowser );va= r g_animManager =3D null; var g_animUseRuntime =3D false; var g_animItemsToHide, g_animInteractiveItems, g_animSlideTime; var g_animMainSequence =3D null; var ENDSHOW_MESG=3D"End of slide show, click to exit.", SCREEN_MODE=3D"Fram= es", gIsEndShow=3D0, NUM_VIS_SLDS=3D122, SCRIPT_HREF=3D"script.js", FULLSCR= _HREF=3D"fullscreen.htm"; var gCurSld =3D gPrevSld =3D 1, g_offset =3D 0, gNtsOpen =3D gHasNts =3D gO= tlTxtExp =3D 0, gHasNarration =3D 0, gOtlOpen =3D true window.gPPTHTML=3DSupportsPPTHTML() var g_fBaseHyperlink =3D false; var gMainDoc=3Dnew Array(new hrefList("slide0001.htm",1,-1,1),new hrefList(= "slide0003.htm",1,-1,1),new hrefList("slide0007.htm",1,-1,1),new hrefList("= slide0010.htm",1,-1,1),new hrefList("slide0009.htm",1,-1,1),new hrefList("s= lide0012.htm",1,-1,1),new hrefList("slide0013.htm",1,-1,1),new hrefList("sl= ide0014.htm",1,-1,1),new hrefList("slide0011.htm",1,-1,1),new hrefList("sli= de0017.htm",1,-1,1),new hrefList("slide0016.htm",1,-1,1),new hrefList("slid= e0018.htm",1,-1,1),new hrefList("slide0019.htm",1,-1,1),new hrefList("slide= 0021.htm",1,-1,1),new hrefList("slide0020.htm",1,-1,1),new hrefList("slide0= 022.htm",1,-1,1),new hrefList("slide0023.htm",1,-1,1),new hrefList("slide00= 24.htm",1,-1,1),new hrefList("slide0025.htm",1,-1,1),new hrefList("slide002= 6.htm",1,-1,1),new hrefList("slide0027.htm",1,-1,1),new hrefList("slide0015= .htm",1,-1,1),new hrefList("slide0028.htm",1,-1,1),new hrefList("slide0029.= htm",1,-1,1),new hrefList("slide0030.htm",1,-1,1),new hrefList("slide0031.h= tm",1,-1,1),new hrefList("slide0032.htm",1,-1,1),new hrefList("slide0033.ht= m",1,-1,1),new hrefList("slide0126.htm",1,-1,1),new hrefList("slide0034.htm= ",1,-1,1),new hrefList("slide0035.htm",1,-1,1),new hrefList("slide0036.htm"= ,1,-1,1),new hrefList("slide0037.htm",1,-1,1),new hrefList("slide0122.htm",= 1,-1,1),new hrefList("slide0038.htm",1,-1,1),new hrefList("slide0039.htm",1= ,-1,1),new hrefList("slide0040.htm",1,-1,1),new hrefList("slide0041.htm",1,= -1,1),new hrefList("slide0043.htm",1,-1,1),new hrefList("slide0044.htm",1,-= 1,1),new hrefList("slide0045.htm",1,-1,1),new hrefList("slide0046.htm",1,-1= ,1),new hrefList("slide0047.htm",1,-1,1),new hrefList("slide0048.htm",1,-1,= 1),new hrefList("slide0049.htm",1,-1,1),new hrefList("slide0127.htm",1,-1,1= ),new hrefList("slide0052.htm",1,-1,1),new hrefList("slide0053.htm",1,-1,1)= ,new hrefList("slide0054.htm",1,-1,1),new hrefList("slide0055.htm",1,-1,1),= new hrefList("slide0056.htm",1,-1,1),new hrefList("slide0057.htm",1,-1,1),n= ew hrefList("slide0058.htm",1,-1,1),new hrefList("slide0059.htm",1,-1,1),ne= w hrefList("slide0060.htm",1,-1,1),new hrefList("slide0061.htm",1,-1,1),new= hrefList("slide0062.htm",1,-1,1),new hrefList("slide0063.htm",1,-1,1),new = hrefList("slide0064.htm",1,-1,1),new hrefList("slide0065.htm",1,-1,1),new h= refList("slide0067.htm",1,-1,1),new hrefList("slide0005.htm",1,-1,1),new hr= efList("slide0068.htm",1,-1,1),new hrefList("slide0069.htm",1,-1,1),new hre= fList("slide0070.htm",1,-1,1),new hrefList("slide0071.htm",1,-1,1),new href= List("slide0072.htm",1,-1,1),new hrefList("slide0066.htm",1,-1,1),new hrefL= ist("slide0074.htm",1,-1,1),new hrefList("slide0075.htm",1,-1,1),new hrefLi= st("slide0076.htm",1,-1,1),new hrefList("slide0077.htm",1,-1,1),new hrefLis= t("slide0128.htm",1,-1,1),new hrefList("slide0078.htm",1,-1,1),new hrefList= ("slide0079.htm",1,-1,1),new hrefList("slide0080.htm",1,-1,1),new hrefList(= "slide0081.htm",1,-1,1),new hrefList("slide0082.htm",1,-1,1),new hrefList("= slide0083.htm",1,-1,1),new hrefList("slide0123.htm",1,-1,1),new hrefList("s= lide0084.htm",1,-1,1),new hrefList("slide0085.htm",1,-1,1),new hrefList("sl= ide0086.htm",1,-1,1),new hrefList("slide0087.htm",1,-1,1),new hrefList("sli= de0088.htm",1,-1,1),new hrefList("slide0089.htm",1,-1,1),new hrefList("slid= e0090.htm",1,-1,1),new hrefList("slide0091.htm",1,-1,1),new hrefList("slide= 0099.htm",1,-1,1),new hrefList("slide0092.htm",1,-1,1),new hrefList("slide0= 073.htm",1,-1,1),new hrefList("slide0094.htm",1,-1,1),new hrefList("slide00= 97.htm",1,-1,1),new hrefList("slide0096.htm",1,-1,1),new hrefList("slide009= 8.htm",1,-1,1),new hrefList("slide0100.htm",1,-1,1),new hrefList("slide0101= .htm",1,-1,1),new hrefList("slide0103.htm",1,-1,1),new hrefList("slide0102.= htm",1,-1,1),new hrefList("slide0050.htm",1,-1,1),new hrefList("slide0104.h= tm",1,-1,1),new hrefList("slide0105.htm",1,-1,1),new hrefList("slide0106.ht= m",1,-1,1),new hrefList("slide0107.htm",1,-1,1),new hrefList("slide0108.htm= ",1,-1,1),new hrefList("slide0109.htm",1,-1,1),new hrefList("slide0124.htm"= ,1,-1,1),new hrefList("slide0110.htm",1,-1,1),new hrefList("slide0093.htm",= 1,-1,1),new hrefList("slide0112.htm",1,-1,1),new hrefList("slide0129.htm",1= ,-1,1),new hrefList("slide0113.htm",1,-1,1),new hrefList("slide0130.htm",1,= -1,1),new hrefList("slide0114.htm",1,-1,1),new hrefList("slide0115.htm",1,-= 1,1),new hrefList("slide0116.htm",1,-1,1),new hrefList("slide0117.htm",1,-1= ,1),new hrefList("slide0118.htm",1,-1,1),new hrefList("slide0119.htm",1,-1,= 1),new hrefList("slide0120.htm",1,-1,1),new hrefList("slide0121.htm",1,-1,1= ),new hrefList("slide0125.htm",1,-1,1)); /********************************************* Frameset functions These functions control slide navigation and state of the frameset. **********************************************/ function RemoveFilePrefixFromHref(href) { var regExp =3D /^file:\/\/\//i; return href.replace(regExp, "") } function FullScrInit() { g_allowAdvOnClick =3D GetCurSld().mAdvOnClk document.body.style.backgroundColor=3D"black" document.oncontextmenu=3Dparent._CM; document.onkeydown =3D _KDH; document.ondragstart=3DCancel document.onselectstart=3DCancel self.focus() } function Redirect( frmId ) {=09 var str=3Ddocument.location.hash,idx=3Dstr.indexOf('#'), sId=3DGetSldId() if(idx>=3D0) str=3Dstr.substr(1); if( window.name !=3D frmId && ( sId !=3D str) ) { obj =3D GetObj("Main-File") window.location.href=3Dobj.href+"#"+sId return 1 } return 0 } var MHTMLPrefix =3D CalculateMHTMLPrefix();=20 function CalculateMHTMLPrefix() { if ( document.location.protocol =3D=3D 'mhtml:') {=20 href=3Dnew String(document.location.href)=20 Start=3Dhref.indexOf('!')+1=20 End=3Dhref.lastIndexOf('/')+1=20 if (End < Start)=20 return href.substring(0, Start)=20 else=20 return href.substring(0, End)=20 } return ''; } function GetTags(base,tag) { if(g_supportsPPTHTML) return base.all.tags(tag); else return base.getElementsByTagName(tag); } function UpdNtsPane(){ if(frames["PPTNts"]) PPTNts.location.replace( MHTMLP= refix+GetHrefObj( gCurSld ).mNtsHref ) } function UpdNavPane( sldIndex ){ if(gNavLoaded) PPTNav.UpdNav() } function UpdOtNavPane(){ if(gOtlNavLoaded) PPTOtlNav.UpdOtlNav() } function UpdOtlPane(){ if(gOtlLoaded) PPTOtl.UpdOtl() } function SetHasNts( fVal ) { if( gHasNts !=3D fVal ) { gHasNts=3DfVal UpdNavPane() } } function ToggleOtlText() { gOtlTxtExp=3D!gOtlTxtExp UpdOtlPane() } function ClearMedia() { // Clear any sounds playing before launching another browser window. Other= wise, // in fullscreen mode, you'll continue to hear the sound in the frames mod= e. if (PPTSld.pptSound) PPTSld.pptSound.loop =3D 0; } function FullScreen() {=20 if ( PPTSld.g_animUseRuntime ) PPTSld.document.body.pause(); ClearMedia(); var href =3D ( document.location.protocol =3D=3D 'mhtml:') ? FULLSCR_HREF = : FULLSCR_HREF+"#"+GetHrefObj(gCurSld).mSldHref; if (MHTMLPrefix !=3D "") href =3D RemoveFilePrefixFromHref(href) if(PPTNav.event.ctrlKey) { var w =3D (window.screen.availWidth * 1.0) / 2.0 var h =3D w * (PPTSld.g_origH * 1.0) / PPTSld.g_origW win =3D window.open( MHTMLPrefix+href,null,"toolbar=3D0,resizable=3D1,top= =3D0,left=3D0," + "width=3D"+ w + ",height=3D" + h ); if( win.document.body && PPTSld.g_animUseRuntime ) win.document.body.PPTSldFrameset=3Dwindow; } else { win =3D window.open( MHTMLPrefix+href,null,"fullscreen=3Dyes" ); if( win.document.body && PPTSld.g_animUseRuntime ) win.document.body.PPTSldFrameset=3Dwindow; } } function ToggleVNarration() { rObj=3DPPTSld.document.all("NSPlay") if( rObj && !PPTSld.g_animUseRuntime ) { if( (rObj.playState =3D=3D 1)||(rObj.playState =3D=3D 0) ) rObj.Play() else if( rObj.playState =3D=3D 2 ) rObj.Pause() else return; } else if( PPTSld.g_animUseRuntime ) { narObj =3D PPTSld.document.all("narrationID") if( narObj ) narObj.togglePause() } } function GetCurSldNum() { =20 obj=3DGetHrefObj(gCurSld) if( obj.mOrigVis =3D=3D 1 ) return obj.mSldIdx else =20 return gCurSld } function GetNumSlds() { =20 if( GetHrefObj(gCurSld).mOrigVis =3D=3D 1 ) return GetSldList().mNumVisSlds; else return GetSldList().mList.length } function GetSldNum( href ) { for(ii=3D0; ii 1 ) PopSldList(); else if( !IsFramesMode() ) { if( gLoopCont ) GoToFirst() else EndShow() } } function GoToPrevSld() { ii=3DgCurSld-1 if( ii > 0 ) { obj=3DGetHrefObj(ii) while ( obj && ( obj.mVis =3D=3D 0 ) && ( ii>0 ) ) obj=3DGetHrefObj(--ii) if( ii =3D=3D 0 ) ii=3D1 GoToSldNum(ii) } } function GoToFirst(){ GoToSld( GetHrefObj(1).mSldHref ) } function GoToLast() { ii=3DGetSldList().mList.length if( ii !=3D gCurSld ) GoToSld( GetHrefObj(ii).mSldHref ) } function GoToSldNum( num ) { if( PPTSld.event ) PPTSld.event.cancelBubble=3Dtrue obj =3D GetHrefObj( num ) obj.mVis=3D1 gPrevSld=3DgCurSld gCurSld =3D num; =09 if (MHTMLPrefix !=3D "") PPTSld.location.replace(MHTMLPrefix+RemoveFilePrefixFromHref(obj.mSldHref= )) else PPTSld.location.replace(obj.mSldHref) =09 if( IsFramesMode() ) { UpdNavPane(); UpdOtlPane(); UpdNtsPane() } } function GoToSld( href ) { if( PPTSld.event ) PPTSld.event.cancelBubble=3Dtrue GetHrefObj( GetSldNum(href) ).mVis=3D1 if (MHTMLPrefix !=3D "") PPTSld.location.replace(MHTMLPrefix+RemoveFilePrefixFromHref(href)) else PPTSld.location.replace(href) } function SldUpdated( id ) { if( id =3D=3D GetHrefObj(gCurSld).mSldHref ) return gPrevSld=3DgCurSld gCurSld=3DGetSldNum(id) if( IsFramesMode() ) { UpdNavPane(); UpdOtlPane(); UpdNtsPane() } } function PrevSldViewed(){ GoToSld( GetHrefObj(gPrevSld).mSldHref ) } function HasPrevSld() { return ( gIsEndShow || ( gCurSld !=3D 1 && GetHrefO= bj( gCurSld-1 ).mVis =3D=3D 1 )||( GetCurSldNum() > 1 ) ) } function HasNextSld() { return (GetCurSldNum() !=3D GetNumSlds()) } function CloseWindow() { if( HideMenu() ) return; =09 var event =3D PPTSld.event; if( !IsFramesMode() && event && (event.keyCode=3D=3D27 || event.keyCode=3D= =3D32 || event.type=3D=3D"click" ) ) window.close( self ); CatchNumKeys( self, event ); } function Unload() { gIsEndShow=3D0; } function SetupEndShow() { gIsEndShow=3D1; PPTSld.document.body.scroll=3D"no"; PPTSld.document.onkeypress=3DCloseWindow; PPTSld.document.onclick=3DCloseWindow; PPTSld.document.oncontextmenu=3D_CM; } function EndShow() { if( IsFramesMode() ) return if( PPTSld.event ) PPTSld.event.cancelBubble=3Dtrue doc=3DPPTSld.document var dir =3D doc.body.dir if( dir !=3D "rtl" ) dir =3D "ltr"; doc.open() doc.writeln('


' + ENDSHOW_MESG + '

') doc.close() } function SetSldVisited(){ GetSldList().mList[gCurSld-1].mVisited=3Dtrue } function IsSldVisited(){ return GetSldList().mList[gCurSld-1].mVisited } function hrefList( sldHref, visible, advDelay, advClk ) { this.mSldHref=3D this.mNtsHref =3D sldHref this.mOrigVis=3D this.mVis =3D visible this.mVisited=3D false this.mAdvDelay=3D advDelay this.mAdvOnClk=3D advClk } function SldList(arr,curSld,fEnd) { this.mCurSld =3D curSld; this.mList =3D new Array(); var idx =3D 1; for(ii=3D0;ii 0) { PushSldList(sldList,fEnd); gCurSld =3D 1; } else if( PPTSld.event ) PPTSld.event.cancelBubble=3Dtrue } function PushSldList(arr,fEnd) { var ii =3D gSldStack.length; gSldStack[ii] =3D new SldList(arr,gCurSld,fEnd); GoToSld( gSldStack[ii].mList[0].mSldHref ); } function PopSldList() { if (gSldStack[gSldStack.length-1].fEndShow) EndShow() else { gCurSld =3D gSldStack[gSldStack.length-1].mCurSld; gSldStack[gSldStack.length-1] =3D null; gSldStack.length--; var sldList =3D gSldStack[gSldStack.length-1]; GoToSld( sldList.mList[gCurSld - 1].mSldHref ); } } var custShowList=3Dnew Array(); /********************************************* Navigation button implementation There are 2 types of buttons: ImgBtn, TxtBtn implemented as function objects. They share a similiar interface so the event handlers can call SetActive, for example, on a button=20 object without needing to know exactly=20 what type of button it is. **********************************************/ //---------------------------------- function ImgBtn( oId,bId,w,action ) //---------------------------------- { var t=3Dthis t.Perform =3D _IBP t.SetActive =3D _IBSetA t.SetInactive=3D _IBSetI t.SetPressed =3D _IBSetP t.SetDisabled=3D _IBSetD t.Enabled =3D _IBSetE t.ChangeIcon =3D null t.UserAction =3D action t.ChgState =3D _IBUI t.mObjId =3D oId t.mBorderId=3D bId t.mWidth =3D w t.mIsOn =3D t.mCurState =3D 0 } function _IBSetA() { if( this.mIsOn ) { obj=3Dthis.ChgState( gHiliteClr,gShadowClr,2 ) obj.style.posTop=3D0 } } function _IBSetI() { if( this.mIsOn ) { obj=3Dthis.ChgState( gFaceClr,gFaceClr,1 ) obj.style.posTop=3D0=20 } } function _IBSetP() { if( this.mIsOn ) { obj=3Dthis.ChgState( gShadowClr,gHiliteClr,2 ) obj.style.posLeft+=3D1; obj.style.posTop+=3D1 } } function _IBSetD() { =20 obj=3Dthis.ChgState( gFaceClr,gFaceClr,0 ) obj.style.posTop=3D0=20 } function _IBSetE( state ) { var t=3Dthis GetObj( t.mBorderId ).style.visibility=3D"visible" if( state !=3D t.mIsOn ) { t.mIsOn=3Dstate if( state ) t.SetInactive() else t.SetDisabled() } } function _IBP() { var t=3Dthis if( t.mIsOn ) { if( t.UserAction !=3D null ) t.UserAction() if( t.ChangeIcon ) { obj=3DGetObj(t.mObjId) if( t.ChangeIcon() ) obj.style.posLeft=3Dobj.style.posLeft+(t.mCurState-4)*t.mWidth else obj.style.posLeft=3Dobj.style.posLeft+(t.mCurState-0)*t.mWidth } t.SetActive() } =20 } function _IBUI( clr1,clr2,nextState ) { var t=3Dthis SetBorder( GetObj( t.mBorderId ),clr1,clr2 ) obj=3DGetObj( t.mObjId ) obj.style.posLeft=3Dobj.style.posLeft+(t.mCurState-nextState)*t.mWidth-obj= .style.posTop t.mCurState=3DnextState return obj } //----------------------------------------- function TxtBtn( oId,oeId,action,chkState ) //----------------------------------------- { var t=3Dthis t.Perform =3D _TBP t.SetActive =3D _TBSetA t.SetInactive=3D _TBSetI t.SetPressed =3D _TBSetP t.SetDisabled=3D _TBSetD t.SetEnabled =3D _TBSetE t.GetState =3D chkState t.UserAction =3D action t.ChgState =3D _TBUI t.mObjId =3D oId t.m_elementsId=3D oeId t.mIsOn =3D 1 } function _TBSetA() { var t=3Dthis if( t.mIsOn && !t.GetState() ) t.ChgState( gHiliteClr,gShadowClr,0,0 ) } function _TBSetI() { var t=3Dthis if( t.mIsOn && !t.GetState() ) t.ChgState( gFaceClr,gFaceClr,0,0 ) } function _TBSetP() { if( this.mIsOn ) this.ChgState( gShadowClr,gHiliteClr,1,1 ) } function _TBSetD() { =20 this.ChgState( gFaceClr,gFaceClr,0,0 ) this.mIsOn =3D 0 } function _TBSetE() { var t=3Dthis if( !t.GetState() ) t.ChgState( gFaceClr,gFaceClr,0,0 ) else t.ChgState( gShadowClr,gHiliteClr,1,1 ) t.mIsOn =3D 1 } function _TBP() { var t=3Dthis if( t.mIsOn ) {=20 if( t.UserAction !=3D null ) t.UserAction() if( !t.GetState ) return if( t.GetState() ) t.SetPressed() else t.SetActive() } =20 } function _TBUI( clr1,clr2,lOffset,tOffset ) { SetBorder( GetObj( this.mObjId ),clr1,clr2 ) Offset( GetObj( this.m_elementsId ),lOffset,tOffset ) } function Offset( obj, top, left ){ obj.style.top=3Dtop; obj.style.left=3Dle= ft } function SetBorder( obj, upperLeft, lowerRight ) { s=3Dobj.style; s.borderStyle =3D "solid" s.borderWidth =3D 1=20 s.borderLeftColor =3D s.borderTopColor =3D upperLeft s.borderBottomColor=3D s.borderRightColor =3D lowerRight } function GetBtnObj(){ return gBtnArr[window.event.srcElement.id] } function BtnOnOver(){ b=3DGetBtnObj(); if( b !=3D null ) b.SetActive() } function BtnOnDown(){ b=3DGetBtnObj(); if( b !=3D null ) b.SetPressed() } function BtnOnOut(){ b=3DGetBtnObj(); if( b !=3D null ) b.SetInactive() } function BtnOnUp() { b=3DGetBtnObj() if( b !=3D null ) b.Perform() else Upd() } function GetNtsState(){ return parent.gNtsOpen } function GetOtlState(){ return parent.gOtlOpen } function GetOtlTxtState(){ return parent.gOtlTxtExp } function NtsBtnSetFlag( fVal ) { s=3Ddocument.all.item( this.m_flagId ).style s.display=3D"none" if( fVal ) s.display=3D"" else s.display=3D"none" } function _BSetA_Border(){ b =3D gBtnArr[this.mObjId]; if( b !=3D null ) b.S= etActive() } function _BSetI_Border(){ b =3D gBtnArr[this.mObjId]; if( b !=3D null ) b.S= etInactive() } function _BSetP_Border(){ b =3D gBtnArr[this.mObjId]; if( b !=3D null ) b.S= etPressed() } function _BSetA_BorderImg() {=20 b =3D gBtnArr[this.mBorderId]=20 if( b !=3D null && this.mIsOn && !b.GetState() ) { obj=3Dthis.ChgState( gHiliteClr,gShadowClr,2 ) obj.style.posTop=3D0 } } function _BSetI_BorderImg() {=20 b =3D gBtnArr[this.mBorderId] if( b !=3D null && this.mIsOn && !b.GetState() ) { obj=3Dthis.ChgState( gFaceClr,gFaceClr,1 ) obj.style.posTop=3D0 } } var gHiliteClr=3D"THREEDHIGHLIGHT",gShadowClr=3D"THREEDSHADOW",gFaceClr=3D"= THREEDFACE" var gBtnArr =3D new Array() gBtnArr["nb_otl"] =3D new TxtBtn( "nb_otl","nb_otlElem",parent.ToggleOtlPan= e,GetOtlState ) gBtnArr["nb_otlElem"] =3D new TxtBtn( "nb_otl","nb_otlElem",parent.ToggleOt= lPane,GetOtlState ) gBtnArr["nb_nts"] =3D new ImgBtn( "nb_nts","nb_ntsBorder",10,parent.ToggleN= tsPane ) gBtnArr["nb_nts"].SetActive =3D _BSetA_BorderImg; gBtnArr["nb_nts"].SetInactive =3D _BSetI_BorderImg; gBtnArr["nb_ntsBorder"] =3D new TxtBtn( "nb_ntsBorder","nb_ntsElem",parent.= ToggleNtsPane,GetNtsState ) gBtnArr["nb_ntsElem"] =3D new TxtBtn( "nb_ntsBorder","nb_ntsElem",parent.To= ggleNtsPane,GetNtsState ) gBtnArr["nb_prevBorder"] =3D gBtnArr["nb_prev"]=3D new ImgBtn( "nb_prev","n= b_prevBorder",30,parent.GoToPrevSld ) gBtnArr["nb_nextBorder"] =3D gBtnArr["nb_next"]=3D new ImgBtn( "nb_next","n= b_nextBorder",30,parent.GoToNextSld ) gBtnArr["nb_sldshw"]=3D new ImgBtn( "nb_sldshw","nb_sldshwBorder",18,parent= .FullScreen ) gBtnArr["nb_sldshwBorder"] =3D new TxtBtn( "nb_sldshw","nb_sldshwBorder",pa= rent.FullScreen,null ) gBtnArr["nb_sldshwBorder"].SetActive =3D _BSetA_Border; gBtnArr["nb_sldshwBorder"].SetInactive =3D _BSetI_Border; gBtnArr["nb_sldshwText"] =3D new TxtBtn( "nb_sldshw","nb_sldshwText",parent= .FullScreen,null ) gBtnArr["nb_sldshwText"].SetActive =3D _BSetA_Border; gBtnArr["nb_sldshwText"].SetInactive =3D _BSetI_Border; gBtnArr["nb_voice"] =3D gBtnArr["nb_voiceBorder"] =3D new ImgBtn( "nb_voice= ","nb_voiceBorder",18,parent.ToggleVNarration ) gBtnArr["nb_otlTxtBorder"] =3D gBtnArr["nb_otlTxt"]=3D new ImgBtn( "nb_otlT= xt","nb_otlTxtBorder",23,parent.ToggleOtlText ) gBtnArr["nb_ntsBorder"].m_flagId=3D "nb_nts" gBtnArr["nb_ntsBorder"].SetFlag =3D NtsBtnSetFlag gBtnArr["nb_otlTxt"].ChangeIcon=3D GetOtlTxtState /********************************************* Context menu implementation _CM() is the function that's hooked up to the oncontextmenu event. Once we're asked to show the menu, we first build it by creating DIVs on-the-fly. Then we position it=20 within the screen area so it doesn't get clipped. Creating the DIVs using createElement() means we don't have to write out any extra HTML into the slide HTML files. **********************************************/ var sNext=3D"Next",sPrev=3D"Previous",sEnd=3D"End Show",sFont=3D"Arial",sAr= row=3D"Arrow",sFreeform=3D"Freeform",sRect=3D"Rectangle",sOval=3D"Oval" function ShowMenu() { BuildMenu(); var doc=3DPPTSld.document.body,x=3DPPTSld.event.clientX+doc.scrollLeft,y= =3DPPTSld.event.clientY+doc.scrollTop m =3D PPTSld.document.all.item("ctxtmenu") m.style.pixelLeft=3Dx if( (x+m.scrollWidth > doc.clientWidth)&&(x-m.scrollWidth > 0) ) m.style.pixelLeft=3Dx-m.scrollWidth m.style.pixelTop=3Dy if( (y+m.scrollHeight > doc.clientHeight)&&(y-m.scrollHeight > 0) ) m.style.pixelTop=3Dy-m.scrollHeight m.style.display=3D"" } function _CM() { if( !parent.IsFullScrMode() ) return; if(!PPTSld.event.ctrlKey) { ShowMenu() return false } else HideMenu() } function BuildMenu() { if( PPTSld.document.all.item("ctxtmenu") ) return var mObj=3DCreateItem( PPTSld.document.body ) mObj.id=3D"ctxtmenu" mObj.style.visibility=3D"hidden" var s=3DmObj.style s.position=3D"absolute" s.cursor=3D"default" s.width=3D"120px" SetCMBorder(mObj,"menu","black") var iObj=3DCreateItem( mObj ) SetCMBorder( iObj, "threedhighlight","threedshadow" ) iObj.style.padding=3D2 CreateMenuItem( iObj,sNext,M_GoNextSld,M_True ) CreateMenuItem( iObj,sPrev,M_GoPrevSld,M_HasPrevSld ) =09 CreateSeparator( iObj ) CreateMenuItem( iObj,sEnd,M_End,M_True ) mObj.style.visibility=3D"visible" } function Cancel() { window.event.cancelBubble=3Dtrue; window.event.returnVa= lue=3Dfalse } function Highlight() { ChangeClr("activecaption","threedhighlight") } function Deselect() { ChangeClr("threedface","menutext") } function Perform() { e=3DPPTSld.event.srcElement if( e.type=3D=3D"menuitem" && e.IsActive() ) e.Action() else PPTSld.event.cancelBubble=3Dtrue } function ChangeClr( bg,clr ) { e=3DPPTSld.event.srcElement if( e.type=3D=3D"menuitem" && e.IsActive() ) { e.style.backgroundColor=3Dbg e.style.color=3Dclr } } function M_HasPrevSld() { return( parent.HasPrevSld() ) } function M_GoNextSld() { if( gIsEndShow ) M_End(); else GoToNextSld() } function M_GoPrevSld() { if( gIsEndShow ) { gIsEndShow=3D0; history.back();= PPTSld.event.cancelBubble=3Dtrue; } else GoToPrevSld() } function M_True() { return true } function M_End() { window.close( self ) } function CreateMenuItem( node,text,action,eval ) { var e=3DCreateItem( node ) e.type=3D"menuitem" e.Action=3Daction e.IsActive=3Deval e.innerHTML=3Dtext if( !e.IsActive() ) e.style.color=3D"threedshadow" e.onclick=3DPerform e.onmouseover=3DHighlight e.onmouseout=3DDeselect s=3De.style; s.fontFamily=3DsFont s.fontSize=3D"9pt" s.paddingLeft=3D2 } function CreateSeparator( node ) { var sObj=3DCreateItem( node ) SetCMBorder(sObj,"menu","menu") var s=3DsObj.style s.borderTopColor=3D"threedshadow" s.borderBottomColor=3D"threedhighlight" s.height=3D1 s.fontSize=3D"0px" } function CreateItem( node ) { var elem=3DPPTSld.document.createElement("DIV") node.insertBefore( elem ) return elem } function SetCMBorder( o,ltClr,rbClr ) { var s=3Do.style s.backgroundColor=3D"menu" s.borderStyle=3D"solid" s.borderWidth=3D1 s.borderColor=3DltClr+" "+rbClr+" "+rbClr+" "+ltClr } ------=_NextPart_01C80FFE.9D637570 Content-Location: file:///C:/49133227/10ConventionalFinancing_files/fullscreen.htm Content-Transfer-Encoding: quoted-printable Content-Type: text/html; charset="us-ascii" ------=_NextPart_01C80FFE.9D637570 Content-Location: file:///C:/49133227/10ConventionalFinancing_files/buttons.gif Content-Transfer-Encoding: base64 Content-Type: image/gif R0lGODlhWAESAPf4AAAAAIAAAACAAICAAAAAgIAAgACAgICAgAQEBISEBASEBISEhAQEhMTExAQE /KTM9Pz8/ERERPz8BAT8/KSkpGRkhMTcxCRkxAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA AAAAAAAAAAAAAAAAAAAAAMDAwP8AAAD/AP//AAAA//8A/wD//////yH5BAEAAPgALAAAAABYARIA QAj/APEJHEiwoMGDCBMqXMiwocOHECNKnEixosWLGCEiQKCRo8YDIEHig2DxAD4LKD1avDDhgUuV GUOGbHBR5QGYFBG4fHAB58EKECJEwCfUYAWPFGAygLCRKQIIUKM6WAohKUGgCikcFWh1INWoYKVS 7SrQ41GbIhGYLAuVQVOoC+IyXUuUAkG1HE3KFDhAwkgJc5/qDZmxsOHDiBMrXsy4sePDGyP7lChT 5MULmDPnlDw5YmW6FTNrfgi0aNGEZPEtbfo2bNTUpYeeRph69dPWrqvCNFuBIGG1A59CYPAVQtwF cw0OxWdTIOiBCQAjaAB17fOFII8voGmRc+eOkilm/z9OvTtnjN4hYk1YoT3H2rnBOphPAB9skgq3 2lcaX/5YnJVt9BloAar12UEIRGCZdQghMABI1Tn32IQUVthYexhmqGGGMBHAgIfEhSiiiATAtOGJ GnYI4ogsEldicAYOGNJGZaml3Y0L3NTZUBz1xlB0PUoUI0jlVWRSVN89xBKSGB1YU1TMoRfVBEle hR9HQs1GEHxQ3RZZbveZthxt/LEmXHyp5XWABSCpaRJwbM13gAACPHVccgJFgF+NEhqUAEkQSCfc ddhVhh5dVTaEAEsTUNlkZUWKN9BNGDE6QU8OrSdbllzpxyVTTrU21Uj3scfhp7nNpyoDaTIEJ3P9 If8J2kbLNYegg9JRBwGhFvbq66+ZUiDssMQWK2yHxiZLrInKNotss8l+B5yBrr5p2UIJvortANoC 6+234IbLla/elRtZjeamh5CC3Sb0YLvixivvYkDFGlZqBNh7r4n6goVvv6/ZlCicN+kL71ALTnpQ dCIZp7CihkLA3UQmoWRBogyxtBPGCTnZncVR1rSTo5nuydC/Eo8kUH+lOoTyyvjoCuZu+PjYIKLD rZybtrM1d10C0QXKEVz48GrQkEeWdFJKlbb0UmEeV0SzyC6RvNB646LWIVjUNeC1zAFb+RDKXksM 9r531bwmpQW9+hQDDsx5pqwDRWBXcFES2hc+gEn/wJGdEEWdE6LoWcoxQweaTNmkhydkKaYMYY2Q p1unbLl/pPKbn3v7EZRvrKvqlja2ONvrtoIw9tn2g32/tQBlhtYkU+MNikZ7QYlPDPuMldpOmuJX nVo5VF3HjI+q89mteX5IDd/fVFClma5kiE4f2XUJhlz09gj2NbTDRifkmu7zXjR++RVJ/lPznuvr QH2iD6S+UewP9Dnon6d2NLwN8n90BB6hC68cFMCHoe+ACASP9c4DowUyEF0OPFcDI0ij/VXPaAKC UfhS95AKGoQ7IBRICI1HwhGaUIQoLGEKT6jCFrLwhSuMoQtlCMMZ2rCGOKShDm+4wxzy8Ic+DGIP B4cIRCKGMCAAOy== ------=_NextPart_01C80FFE.9D637570 Content-Location: file:///C:/49133227/10ConventionalFinancing_files/frame.htm Content-Transfer-Encoding: quoted-printable Content-Type: text/html; charset="us-ascii" Slide 1 ------=_NextPart_01C80FFE.9D637570 Content-Location: file:///C:/49133227/10ConventionalFinancing_files/outline.htm Content-Transfer-Encoding: quoted-printable Content-Type: text/html; charset="us-ascii"
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