The LO's AI Toolkit

Non-Occupant Co-Borrower Rules

I have a first-time buyer whose parents want to co-sign but won't live in the property. Walk me through the FNMA guidelines for non-occupant co-borrowers: What are the LTV limits? Does the primary borrower need to make a specific percentage of the income? Are there any restrictions on property type? Cite the specific sections so I can reference them. Then give me a plain-English summary I can paste into an email to my borrower explaining what this means for their situation.

→ Use with: Fannie Mae Wizard

FHA Gift Fund Documentation

My borrower is receiving a $15,000 gift from their aunt for the down payment on an FHA loan. What documentation do I need to collect? Walk me through the gift letter requirements, source and transfer verification, and any donor restrictions. Are there different rules if the gift is coming from a non-family member? Give me a checklist I can send to my processor and a separate, simpler explanation I can give to the borrower so they know what to expect from their aunt.

→ Use with: FHA Wizard

Self-Employment Income Calculation

I'm working with a self-employed borrower (sole proprietor, Schedule C) who's been in business for 3 years. Their 2023 net income was $95,000 and 2022 was $78,000. Walk me through how to calculate their qualifying income for a conventional loan. Do I average the two years? How do I handle depreciation and depletion add-backs? What if their YTD P&L shows income is trending down 15% from last year—does that change anything? Show me the math step by step.

→ Use with: Underwriting Assistant

Comparing Agency Requirements

I have a borrower with a 660 credit score, 5% down, and a DTI around 47%. They're looking at a $350,000 purchase. Compare the eligibility requirements across Fannie Mae, Freddie Mac, and FHA for this scenario. Which program gives them the best shot at approval? Are there meaningful differences in MI costs or rate adjustments I should factor in? I need to explain the trade-offs to them in our next call—give me talking points that are accurate but not overly technical.

→ Use with: My Mortgage AI

Rate Comparison with Full PITI

Compare two scenarios for a $425,000 purchase price with 5% down ($21,250). Scenario A: 6.75% rate, no points, $3,200 lender credit. Scenario B: 6.25% rate, 1.5 points, no credit. For both, assume property taxes of 1.1% annually, homeowners insurance at $1,800/year, and PMI at 0.5% annually. Calculate the full PITI payment for each, the monthly savings of the lower rate, the breakeven point for paying the points, and total interest paid over 7 years (average time in home). Show me a simple table I can screen-share with my borrower.

→ Use with: Wolfram

Rent vs. Buy Analysis

My borrower currently pays $2,400/month in rent and is considering buying a $380,000 home with 10% down at 6.5%. Property taxes are 1.25%, insurance is $140/month, and they'd have HOA of $200/month. PMI would be around 0.4%. Calculate their total monthly housing cost as an owner. Then model this out over 5 years: factor in 3% annual rent increases, 3% home appreciation, and the principal paydown they'd build. Show me the net wealth difference between renting and buying at the 5-year mark. I need a clear visual I can walk them through.

→ Use with: Wolfram

Refinance Break-Even

My borrower has a current loan balance of $340,000 at 7.25% with 26 years remaining. They can refinance to 6.375% with $4,800 in closing costs (no cash out). Calculate: (1) Current P&I vs. new P&I, (2) monthly savings, (3) break-even month, (4) total interest savings if they stay 5 more years, (5) total interest savings if they stay the full 30 years. Also show what happens if they take the monthly savings and put it toward extra principal each month—how much faster do they pay off the loan? Give me a clear summary I can paste into an email.

→ Use with: Wolfram

Affordability Backward Math

My borrower household earns $8,500/month gross and wants to stay under a 40% DTI. They have $450/month in car payments and $200/month in student loans. Back into the maximum home price they can afford assuming: 6.5% rate, 30-year term, 5% down, property taxes at 1.2%, insurance at $150/month, PMI at 0.5%, and no HOA. Show your work step by step so I can explain the logic to them. Then run a sensitivity analysis: what if rates drop to 6%? What if they pay off the car first?

→ Use with: Wolfram

LinkedIn Thought Leadership Series

I want to establish myself as a go-to resource for first-time buyers on LinkedIn. Create a 4-post series I can publish over two weeks. Theme: "What I wish every first-time buyer knew before starting their search." Each post should have a strong hook (pattern interrupt or counterintuitive take), a personal story or client example (give me a template I can fill in), 2-3 actionable insights, and a soft CTA that doesn't feel salesy. Keep each post under 200 words. Vary the format: one list-style, one story-driven, one myth-busting, one data-backed.

→ Use with: Viral Post Generator

Instagram Content Calendar

Build me a 2-week Instagram content calendar (10 posts total) for a loan officer targeting move-up buyers in suburban markets. Mix of formats: 4 carousel posts, 3 single-image posts, 3 Reels concepts. Topics should rotate between: market updates (without predicting rates), buyer education, behind-the-scenes/personal brand, client wins (anonymized), and calls to action. For each post, give me: the hook/first line, content outline, hashtag suggestions (10 max, mix of broad and niche), and best posting time. I batch-create content on Sundays.

→ Use with: Post Generator

SEO Blog Optimization

I have a blog post on my website titled "FHA Loans in [My State]: Requirements, Limits, and How to Qualify" that's getting some traffic but not ranking on page 1. The target keyword is "FHA loan requirements [state]." Audit my approach: What H2s should I include to capture featured snippets? What related questions (People Also Ask) should I answer? Give me an optimized meta title and description under character limits. Suggest internal linking opportunities if I also have posts about "first-time buyer programs" and "down payment assistance." Finally, what schema markup should I add?

→ Use with: SEO Assist

YouTube Shorts Series

Create scripts for 5 YouTube Shorts (under 60 seconds each) targeting first-time buyers who are scrolling and need quick, punchy advice. Theme: "60-second mortgage myths, busted." Topics: (1) You need 20% down, (2) Pre-qualification = pre-approval, (3) You shouldn't buy until rates drop, (4) Your bank will give you the best rate, (5) You need perfect credit. For each: hook that stops the scroll (first 2 seconds), the myth stated dramatically, the reality explained simply, one specific action they can take, and an end screen CTA. Write these as actual scripts I can read on camera, not outlines.

→ Use with: YouTube Script Pro

Social Media Graphics Package

Create a set of 5 Instagram graphics for a "Homebuyer Readiness" campaign. I need: (1) A cover/announcement post with bold text "Are You Mortgage Ready?" (2) A checklist-style carousel cover showing 5 steps to get pre-approved, (3) A quote graphic with the text "The best time to start preparing was yesterday. The second best time is today." (4) A "Save This" post with 3 credit score tips, (5) A CTA graphic that says "Free Readiness Check - Link in Bio." Style: clean, modern, navy and teal color scheme, sans-serif fonts. Size: 1080x1080. Make them cohesive so they look good as a grid.

→ Use with: Canva GPT

Open House Flyer

Design a print-ready flyer (8.5x11) for an open house collaboration with my agent partner. Header: "Your Home Awaits" with address placeholder. Include sections for: 4 property photos (placeholder boxes), key details (beds/baths/sqft/price), 3 neighborhood highlights, and a dual-branding footer with space for both the agent's info and my info as the lender. Add a QR code placeholder that will link to my pre-approval page. Style: bright and welcoming, not corporate. Color palette: warm neutrals with one accent color. Make it easy to swap out the property details for future use.

→ Use with: Canva GPT

Personal Brand Mark

I'm a loan officer building a personal brand called "Keys to Home" (working title—open to suggestions). I want a simple logo mark I can use on social media, email signatures, and business cards. Concept direction: something that combines the idea of keys, homes, and trust without being cliché. I prefer clean, minimal designs—nothing overly illustrative. Show me 4-5 different concept directions: one typographic, one icon-based, one combination mark, and one abstract. For each, explain the thinking behind it. My brand colors are navy (#0f2a43) and teal (#0E8F86) but I'm flexible.

→ Use with: Logo Creator

Agent Lunch-and-Learn Deck

Create a 12-slide presentation for a 30-minute lunch-and-learn I'm giving to a real estate team. Title: "How to Win More Deals by Partnering with the Right Lender." Structure: (1) Title slide with my info, (2) The #1 reason deals fall apart (spoiler: financing), (3) What agents should look for in a lender partner (3 things), (4) My process and communication style, (5-7) Three case studies of deals I saved (give me templates to fill in), (8) How I make agents look good to their clients, (9) Co-marketing opportunities we can do together, (10) My response time guarantee, (11) Q&A slide, (12) Contact info with QR code. Keep slides minimal—more talking points in speaker notes.

→ Use with: Slide Maker

First-Time Buyer Guide PDF

Create a 6-page PDF guide called "Your First Home: A Step-by-Step Guide to Buying with Confidence." Target audience: first-time buyers who are 3-6 months out from purchasing. Page 1: Cover with title and my branding. Page 2: "The 5 Stages of Buying Your First Home" (visual timeline). Page 3: "What You'll Need to Get Pre-Approved" (checklist format). Page 4: "Understanding Your Monthly Payment" (breakdown of PITI with simple graphic). Page 5: "Common First-Timer Mistakes to Avoid" (3-4 mistakes with brief explanations). Page 6: "Ready to Start? Here's Your Next Step" with my contact info and a clear CTA. Keep it scannable, not text-heavy. Include placeholder notes for where I should add my headshot and contact info.

→ Use with: Doc Maker

Overlay Matrix Summary

[Upload your lender's overlay matrix PDF first] Analyze this overlay matrix and create a quick-reference summary I can use when structuring loans. Organize it by: (1) Credit score tiers and what's allowed/restricted at each level, (2) LTV limits by property and loan type, (3) DTI caps and any exceptions, (4) Income documentation requirements that differ from agency guidelines, (5) Property type restrictions (condos, manufactured, investment), (6) Any unique requirements around reserves, gift funds, or co-borrowers. Flag anything that's more restrictive than standard agency guidelines—those are the ones that trip me up. Format as a table or bulleted reference I can print and keep at my desk.

→ Use with: PDF AI

Pipeline Tracking Dashboard

Build me a Google Sheets pipeline tracker with the following: Columns for lead name, source (dropdown: Zillow, Agent Referral, Past Client, Social, Other), loan amount, loan type, current stage (dropdown: Lead, Pre-Qual, App Submitted, Processing, Underwriting, Clear to Close, Funded, Dead), days in current stage (auto-calculated from date entered), estimated close date, and probability percentage based on stage. Add a summary section at the top showing: total pipeline volume, weighted pipeline (volume × probability), count by stage, and average days to close for funded loans. Include conditional formatting to flag loans stuck in a stage for more than 7 days. Make it something I can actually use daily, not just a template.

→ Use with: Sheets Expert

Agent Referral Tracker

Create a referral partner tracking spreadsheet. I want to track: agent name, brokerage, email, phone, date of first referral, total referrals sent, total referrals closed, close rate (auto-calculated), total funded volume, last referral date, and days since last referral. Add a "health score" column that flags partners: Green if they've sent a referral in the last 30 days, Yellow if 31-60 days, Red if 60+ days. Include a separate tab with a monthly summary showing referrals by agent and a simple chart of my top 5 referral sources. I want to use this to know who I need to reach out to and who's actually producing.

→ Use with: Sheets Expert

Lead Response Automation

Design a Zapier workflow for me. Trigger: New lead comes in from my Facebook lead form (fields: name, email, phone, "What's your timeline?" dropdown, "Are you pre-approved?" yes/no). Actions I need: (1) Add the lead to a Google Sheet with timestamp and source tagged as "Facebook," (2) If timeline is "0-3 months" AND not pre-approved, send them an email from my Gmail with subject "Quick question about your home search" and a short, personal-sounding message asking about their situation, (3) Send me a Slack notification with the lead's name, phone, and their answers so I can prioritize hot leads, (4) If timeline is "Just browsing," add them to a different Sheet tab called "Nurture" instead. Give me step-by-step setup instructions for each Zap.

→ Use with: Zapier

Marketing ROI Calculator

Build a marketing ROI spreadsheet where I can track my ad spend and see what's actually working. Columns: campaign name, platform (dropdown: Facebook, Instagram, Google, Zillow, Other), month, spend, leads generated, cost per lead (auto-calc), apps submitted, cost per app (auto-calc), loans funded, revenue (use $3,500 as default commission per loan but let me adjust), and ROI percentage. I want a monthly summary tab that shows total spend, total revenue, overall ROI, and a breakdown of cost-per-funded-loan by platform. Add a chart showing monthly ROI trend. Bonus: include a section where I can set a target cost-per-lead and highlight campaigns that exceed it in red.

→ Use with: Sheets Expert