Selling Guide - Fannie Mae | Home

Selling Guide

Fannie Mae Single Family

Selling Guide: Fannie Mae Single Family

Published March 28, 2017

March 28, 2017

March 28, 2017

Fannie Mae Copyright Notice

(1) ? 2017 Fannie Mae. No part of this publication may be reproduced in any form or by any means without Fannie Mae's prior written permission, except as may be provided herein or unless otherwise permitted by law. Limited permission to reproduce this publication in print in whole or in part and limited permission to distribute electronically parts of this publication are granted to Fannie Mae-approved lenders, servicers, and other mortgage finance professionals, for internal business purposes only and strictly for their own use in originating mortgages, selling mortgages to Fannie Mae, or servicing mortgages for Fannie Mae. Fannie Mae may revoke these limited permissions by written notice to any or all Fannie Mae-approved users.

A full version of this publication is also available on the AllRegs ? website of Mortgage Resource Center, Inc., ("MRC"), which posts this publication under license from and with the express permission of Fannie Mae. MRC is the exclusive third-party electronic publisher of this publication. Fannie Mae makes no representation or warranty regarding any of the features, functionality, or other contents of the AllRegs website. If there should ever be a difference between this publication as it appears on the AllRegs website and the version published by Fannie Mae, the difference is an error. In such event, the Fannie Mae version of this publication shall be deemed the correct authoritative version. Material discrepancies between the two versions, identified by Fannie Mae or otherwise brought to our attention, may be addressed by Announcement.

You acknowledge and agree (individually and on behalf of the entity for which you are accessing this publication,"You") that You may not make any claim against Fannie Mae for any errors and that Fannie Mae shall not be liable to You for any losses or damages whatsoever resulting directly or indirectly from any errors.

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Table of Contents

Preface . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . xviii Part A, Doing Business with Fannie Mae . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

Subpart A1, Approval Qualification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 A1-1, Application and Approval of Lender . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 A1-1-01, Application and Approval of Seller/Servicer (01/31/2017) . . . . . . . . . 4

Subpart A2, Lender Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 A2-1, Contractual Obligations for Fannie Mae?Approved Lenders . . . . . . . . . . . . . . 9 A2-1-01, Contractual Obligations for Lenders (04/09/2013) . . . . . . . . . . . . . . . 9 A2-1-02, Nature of Mortgage Transaction (04/01/2009) . . . . . . . . . . . . . . . . . . 12 A2-1-03, Indemnification for Losses (08/30/2016) . . . . . . . . . . . . . . . . . . . . . . 13 A2-2, Contractual Representations and Warranties . . . . . . . . . . . . . . . . . . . . . . . . . . 16 A2-2-01, Contractual Representations and Warranties (10/24/2016) . . . . . . . . . 16 A2-2.1, Additional Selling Representations and Warranties . . . . . . . . . . . . . . . 19 A2-2.1-01, Selling Representations and Warranties Overview (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 A2-2.1-02, Delivery Information and Delivery-Option Specific Representations and Warranties (08/30/2016) . . . . . . . . . . . . . . . . . . . . . . 19 A2-2.1-03, Document Warranties (08/20/2013) . . . . . . . . . . . . . . . . . . . . 22 A2-2.1-04, Limited Waiver and Enforcement Relief of Representations and Warranties for Mortgages Submitted to DU (03/28/2017) . . . . . . . . . 26 A2-2.1-05, Invalidation of Limited Waiver of Representations and Warranties (01/27/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 A2-2.1-06, Representations and Warranties on Property Value(03/28/2017) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 A2-2.1-07, Life-of-Loan Representations and Warranties (11/03/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 A2-3, Lender Breach of Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45 A2-3.1, Lender Breach of Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46 A2-3.1-01, Lender Breach of Contract (02/23/2016) . . . . . . . . . . . . . . . . 46 A2-3.1-02, Sanctions, Suspensions, and Terminations (02/23/2016) . . . . . 49 A2-3.2, Loan Repurchases and Make Whole Payments Requested by Fannie Mae . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52 A2-3.2-01, Loan Repurchases and Make Whole Payments Requested by Fannie Mae (08/30/2016) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52 A2-3.2-02, Enforcement Relief for Breaches of Certain Representations and Warranties Related to Underwriting and Eligibility (12/06/2016). . . . 58 A2-3.2-03, Remedies Framework (08/30/2016) . . . . . . . . . . . . . . . . . . . . 68 A2-3.3, Compensatory Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75 A2-3.3-01, Compensatory Fees (07/30/2013) . . . . . . . . . . . . . . . . . . . . . . 75

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A2-4, Master Agreement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78 A2-4-01, Master Agreement Overview (12/06/2016) . . . . . . . . . . . . . . . . . . . . 78 A2-4-02, Terms of a Master Agreement (04/01/2009) . . . . . . . . . . . . . . . . . . . 80 A2-4-03, Variances and Special Provisions (12/06/2016) . . . . . . . . . . . . . . . . . 81 A2-4-04, Breaches of a Master Agreement (04/09/2013) . . . . . . . . . . . . . . . . . 82

A2-5, Mortgage Files and Records . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84 A2-5.1, Establishment and Maintenance of Mortgage Files and Records . . . . . 85 A2-5.1-01, Overview of Mortgage Files and Records (04/09/2013) . . . . . 85 A2-5.1-02, Individual Mortgage Loan Files (08/25/2015) . . . . . . . . . . . . 86 A2-5.1-03, Electronic Records, Signature, and Transactions (07/29/2014) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88 A2-5.1-04, Lender's or Document Custodian's Electronic Transactions With Third Parties (07/26/2011) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91 A2-5.2, Ownership, Retention, and Examination of Mortgage Files and Records . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95 A2-5.2-01, Ownership of Mortgage Loan Files and Records (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95 A2-5.2-02, Access to Records (04/09/2013) . . . . . . . . . . . . . . . . . . . . . . . 96 A2-5.2-03, Retention and Storage of Mortgage File Records (04/09/2013) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 98

A2-6, Fannie Mae Trade Name and Trademarks . . . . . . . . . . . . . . . . . . . . . . . . . . 100 A2-6-01, Fannie Mae Trade Name and Trademarks (04/01/2009) . . . . . . . . . 100

Subpart A3, Getting Started With Fannie Mae . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104 A3-1, Fannie Mae's Technology Products . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 105 A3-1-01, Fannie Mae's Technology Products (04/01/2009) . . . . . . . . . . . . . . 105 A3-2, Compliance With Requirements and Laws . . . . . . . . . . . . . . . . . . . . . . . . . . 107 A3-2-01, Compliance With Laws (01/31/2017) . . . . . . . . . . . . . . . . . . . . . . . 107 A3-2-02, Responsible Lending Practices (12/16/2014) . . . . . . . . . . . . . . . . . . 114 A3-3, Third-Party Lending Functions and Servicing Arrangements . . . . . . . . . . . . 119 A3-3-01, Outsourcing of Mortgage Processing and Third-Party Originations (12/15/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 120 A3-3-02, Concurrent Servicing Transfers (02/23/2016) . . . . . . . . . . . . . . . . . 123 A3-3-03, Other Servicing Arrangements (12/15/2015) . . . . . . . . . . . . . . . . . . 128 A3-3-04, Document Custodians (02/23/2016) . . . . . . . . . . . . . . . . . . . . . . . . . 131 A3-3-05, Custody of Mortgage Documents (09/27/2011) . . . . . . . . . . . . . . . . 138 A3-3-06, Fannie Mae's Designated Document Custodian (06/28/2011) . . . . . 141 A3-3.1, Other Document Custodians . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 143 A3-3.1-01, Operational Requirements for all Document Custodians (12/15/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 143 A3-3.1-02, Document Custodian Reporting Requirements: Active and Inactive Status (10/02/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 146

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A3-3.2, Document Custodian Electronic Transactions . . . . . . . . . . . . . . . . . . 149 A3-3.2-01, Document Custodian Electronic Transactions (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 149

A3-4, Lending Practices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 151 A3-4-01, Confidentiality of Information (01/31/2017) . . . . . . . . . . . . . . . . . . 151 A3-4-02, Data Quality and Integrity (10/24/2016) . . . . . . . . . . . . . . . . . . . . . 156 A3-4-03, Preventing, Detecting, and Reporting Mortgage Fraud (02/23/2016) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 159

A3-5, Fidelity Bond and Errors and Omissions Coverage . . . . . . . . . . . . . . . . . . . 164 A3-5-01, Fidelity Bond and Errors and Omissions Coverage Provisions (01/31/2017) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 164 A3-5-02, Fidelity Bond Policy Requirements (01/31/2017) . . . . . . . . . . . . . . 166 A3-5-03, Errors and Omissions Policy Requirements (01/31/2017) . . . . . . . . 167 A3-5-04, Reporting Fidelity Bond and Errors and Omissions Events (01/31/2017) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 169

Subpart A4, Maintaining Seller/Servicer Eligibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . 171 A4-1, Maintaining Seller/Servicer Eligibility: Overview . . . . . . . . . . . . . . . . . . . . 172 A4-1-01, Maintaining Seller/Servicer Eligibility (01/31/2017) . . . . . . . . . . . . 172 A4-2, Submission of Operational and Financial Information . . . . . . . . . . . . . . . . . 178 A4-2-01, DELETED TOPIC: Net Worth, Liquidity, and Credit Rating Requirements (01/31/2017) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 178 A4-2-02, Financial Statements and Reports (01/31/2017) . . . . . . . . . . . . . . . . 179 A4-2-03, Lender Record Information (Form 582) (01/31/2017) . . . . . . . . . . . 182 A4-3, Changes in the Seller/Servicer's Organization . . . . . . . . . . . . . . . . . . . . . . . 184 A4-3-01, Report of Changes in the Seller/Servicer's Organization (01/31/2017) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 184

Part B, Origination Through Closing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 187 Subpart B1, Loan Application Package . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 189 B1-1, Application Package Documentation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 190 B1-1-01, Contents of the Application Package (12/16/2014) . . . . . . . . . . . . . 190 B1-1-02, Blanket Authorization Form (04/01/2009) . . . . . . . . . . . . . . . . . . . . 193 B1-1-03, Allowable Age of Credit Documents and Federal Income Tax Returns (10/24/2016) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 194 Subpart B2, Eligibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 198 B2-1, Mortgage Eligibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 199 B2-1-01, Occupancy Types (11/03/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 199 B2-1.1, LTV, CLTV, HCLTV, and Subordinate Financing . . . . . . . . . . . . . . . 202 B2-1.1-01, Loan-to-Value (LTV) Ratios (03/29/2016) . . . . . . . . . . . . . . 202 B2-1.1-02, Combined Loan-to-Value (CLTV) Ratios (02/23/2016) . . . . 205 B2-1.1-03, Home Equity Combined Loan-to-Value (HCLTV) Ratios (02/23/2016) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 206

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B2-1.1-04, Subordinate Financing (06/30/2015) . . . . . . . . . . . . . . . . . . . 208 B2-1.2, Loan Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 213

B2-1.2-01, Purchase Transactions (10/24/2016) . . . . . . . . . . . . . . . . . . . 213 B2-1.2-02, Limited Cash-Out Refinance Transactions (10/24/2016) . . . . 217 B2-1.2-03, Cash-Out Refinance Transactions (06/28/2016) . . . . . . . . . . 225 B2-1.2-04, Prohibited Refinancing Practices (11/13/2012) . . . . . . . . . . . 229 B2-1.2-05, Payoff of Installment Land Contract Requirements (11/13/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 231 B2-1.3, Loan Amortization Types . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 233 B2-1.3-01, Fixed-Rate Mortgages (08/20/2013) . . . . . . . . . . . . . . . . . . . 233 B2-1.3-02, Adjustable-Rate Mortgages (ARMs) (06/30/2015) . . . . . . . . 234 B2-1.3-03, Convertible ARMs (02/23/2016) . . . . . . . . . . . . . . . . . . . . . . 246 B2-1.3-04, Refinanced Balloon Mortgages (12/15/2015) . . . . . . . . . . . . 250 B2-1.3-05, Temporary Interest Rate Buydowns (07/29/2014) . . . . . . . . . 254 B2-1.4, Other Loan Attributes and Related Policies . . . . . . . . . . . . . . . . . . . . 259 B2-1.4-01, Mortgage Loan Limits (03/31/2011) . . . . . . . . . . . . . . . . . . . 259 B2-1.4-02, Mortgage Loan Eligibility (06/28/2016) . . . . . . . . . . . . . . . . 261 B2-1.4-03, Legal Requirements (08/20/2013) . . . . . . . . . . . . . . . . . . . . . 273 B2-1.4-04, Escrow Accounts (06/30/2015) . . . . . . . . . . . . . . . . . . . . . . . 274 B2-1.4-05, Principal Curtailments (06/30/2015) . . . . . . . . . . . . . . . . . . . 276 B2-2, Borrower Eligibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 279 B2-2-01, General Borrower Eligibility Requirements (07/28/2015) . . . . . . . . 279 B2-2-02, Non?U.S. Citizen Borrower Eligibility Requirements (07/28/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 282 B2-2-03, Multiple Financed Properties for the Same Borrower (03/29/2016) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 283 B2-2-04, Guarantors, Co-Signers, or Non-Occupant Borrowers (08/30/2016) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 288 B2-2-05, Inter Vivos Revocable Trusts (01/17/2013) . . . . . . . . . . . . . . . . . . . 290 B2-2-06, Homeownership Education and Housing Counseling (02/28/2017) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 293 B2-3, Property Eligibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 299 B2-3-01, General Property Eligibility (04/15/2014) . . . . . . . . . . . . . . . . . . . . 299 B2-3-02, Special Property Eligibility and Underwriting Considerations: Factory-Built Housing (04/15/2014) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 303 B2-3-03, Special Property Eligibility and Underwriting Considerations: Leasehold Estates (03/31/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 307 B2-3-04, Special Property Eligibility Considerations (02/23/2016) . . . . . . . . 311 B2-3-05, Properties Affected by a Disaster (04/15/2014) . . . . . . . . . . . . . . . . 315 Subpart B3, Underwriting Borrowers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 317 B3-1, Manual Underwriting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 318

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B3-1-01, Comprehensive Risk Assessment (08/20/2013) . . . . . . . . . . . . . . . . 318 B3-2, Desktop Underwriter (DU) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 321

B3-2-01, General Information on DU (05/31/2016) . . . . . . . . . . . . . . . . . . . . 322 B3-2-02, DU Validation Service (03/28/2017) . . . . . . . . . . . . . . . . . . . . . . . . 327 B3-2-03, Risk Factors Evaluated by DU (08/30/2016) . . . . . . . . . . . . . . . . . . 336 B3-2-04, DU Documentation Requirements (03/31/2015) . . . . . . . . . . . . . . . 341 B3-2-05, Approve/Eligible Recommendations (01/27/2015) . . . . . . . . . . . . . 343 B3-2-06, Approve/Ineligible Recommendations (01/27/2015) . . . . . . . . . . . . 344 B3-2-07, Refer with Caution (01/27/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . 345 B3-2-08, Out of Scope Recommendations (04/01/2009) . . . . . . . . . . . . . . . . . 347 B3-2-09, Erroneous Credit Report Data (01/27/2015) . . . . . . . . . . . . . . . . . . 347 B3-2-10, Accuracy of DU Data, DU Tolerances, and Errors in the Credit Report (08/21/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 349 B3-2-11, DU Underwriting Findings Report (10/24/2016) . . . . . . . . . . . . . . . 353 B3-3, Income Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 355 B3-3.1, Employment and Other Sources of Income . . . . . . . . . . . . . . . . . . . . 356

B3-3.1-01, General Income Information (10/24/2016) . . . . . . . . . . . . . . 356 B3-3.1-02, Standards for Employment Documentation (10/24/2016). . . 362 B3-3.1-03, Base Pay (Salary or Hourly), Bonus, and Overtime Income (05/15/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 366 B3-3.1-04, Commission Income (06/30/2015) . . . . . . . . . . . . . . . . . . . . 368 B3-3.1-05, Secondary Employment Income (Second Job and Multiple Jobs) and Seasonal Income (05/27/2014) . . . . . . . . . . . . . . . . . . . . . . . . 370 B3-3.1-06, Requirements and Uses of IRS Request for Transcript of Tax Return Form 4506-T (02/28/2017) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 372 B3-3.1-07, Verbal Verification of Employment (12/06/2016) . . . . . . . . . 375 B3-3.1-08, Rental Income (02/28/2017) . . . . . . . . . . . . . . . . . . . . . . . . . 378 B3-3.1-09, Other Sources of Income (10/24/2016) . . . . . . . . . . . . . . . . . 387 B3-3.2, Self-Employment Income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 408 B3-3.2-01, Underwriting Factors and Documentation for a SelfEmployed Borrower (10/24/2016) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 408 B3-3.2-02, Business Structures (12/16/2014) . . . . . . . . . . . . . . . . . . . . . 412 B3-3.2-03, IRS Forms Quick Reference (09/30/2014) . . . . . . . . . . . . . . 417 B3-3.2.1, Documentation Requirements for an Individual . . . . . . . . . . . 420 B3-3.2.2, Documentation Requirements for a Business . . . . . . . . . . . . . 433 B3-3.3, DU Requirements for Income Assessment . . . . . . . . . . . . . . . . . . . . . 441 B3-3.3-01, Income and Employment Documentation for DU (10/24/2016) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 441 B3-3.3-02, Income From Rental Property in DU (09/29/2015) . . . . . . . . 448 B3-4, Asset Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 452 B3-4.1, General Asset Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 453

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