Where the impossible becomes AMPOSSIBLE.

AMPOSSIBLE opens the door to homeownership for buyers caught in the gap between renting and owning. You choose the home. A governmental entity purchases it, and you move in under a homeownership agreement. Living in and controlling the property from day one, with a clear path to owning it outright.

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3.5%minimum down payment

580+credit scores, exceptions available

50% / 60%max PTI / DTI

40‑YRagreement amortization

ITINand DACA borrowers eligible

Who Should Apply?

Built for borrowers caught in the gap between renting and owning.

If you can comfortably afford a house payment but haven't qualified through traditional financing, AMPOSSIBLE may be your path forward.

First‑Time Homebuyers

Self‑Employed & Business Owners

1099 & Gig Workers

ITIN & DACA Borrowers

Past Credit Challenges

College Graduates

Student Loan Borrowers

Recent Relocation

New Job

One thing to know up front. If you are a U.S. citizen, AMPossible requires a notice of denial from a conventional or FHA application. It is designed as a second path after traditional financing has been tried. ITIN and DACA borrowers are not subject to this requirement.

How It Works

A proven path from renting to owning.

The entity purchases your home

A governmental entity purchases the home you selected using a 30‑year fixed FHA mortgage, up to FHA county loan limits. High balance is available with prior approval.

You sign a homeownership agreement

You move in and control the home under a recorded homeownership agreement. Your payments build toward full ownership, amortized over 40 years.

Assume, refinance, or sell

When you're ready, assume the underlying FHA loan, refinance into your own mortgage, or sell the home. You can also simply complete the 40‑year term and take title.

The homeownership agreement is a separate relationship between you and the governmental entity, and is not part of the FHA loan. Availability depends on whether your state and county will record the agreement — ask your loan consultant about your area.

Program Details

Advantages and criteria at a glance.

Advantages

96.5% financing up to FHA county loan limits, including high balance
As low as 3.5% down payment
40‑year amortization on your homeownership agreement
ITIN and DACA borrowers eligible
Flexible income documentation Bank statements, a CPA‑prepared P&L, or prior‑year returns for self‑employed and 1099 income
No credit score? You may qualify with 24 months of alternative tradelines Utilities, cell phone, insurance, and similar accounts
Lump sum asset depletion allowed as qualifying income Eligible assets divided over 120 months; 100% of savings, 70% of stocks, bonds, and retirement accounts
Gift funds allowed toward cash to close Gifts of equity are not permitted
Non‑occupant homebuyers may be allowed
On a 2‑unit home, rental income from the vacant unit may count at 75% of appraised market rent
Reserves may be drawn from retirement and other non‑liquid accounts Counted at 60% of the verified balance, with withdrawal and vesting terms documented

Criteria

Max PTI/DTI: 50% | 60% Exceptions considered with strong compensating factors
Credit scores from 580 Below 580 considered by exception with strong compensating factors
12 months verified housing history No housing history requires a 640 score and 3 months reserves. Borrowers who owned a previous residence free and clear are exempt
3.5% minimum down payment, closing costs, and first payment documented
U.S. citizens: notice of denial on a conventional or FHA application required
Owner occupied, primary residence only, 1 to 2 units, purchase only
Condos in FHA‑approved complexes, spot approval allowed; doublewide manufactured accepted, no co‑ops or 3 to 4 units

Credit Events

Second chances, clearly defined.

Event	AMPOSSIBLE Eligibility
Chapter 7 Bankruptcy	Eligible if discharged at the time of closing
Chapter 13 Bankruptcy	Eligible if discharged as of closing, or filed at least 12 months before closing with Trustee evidence of 12 consecutive on‑time plan payments and written Trustee approval to incur new mortgage debt
Foreclosure, Deed‑in‑Lieu, Short Sale	Eligible 1 year after completion, must be recorded on the credit report
Tax Liens	Eligible if paid, settled, or discharged prior to closing, or with a documented payment plan of 3+ payments included in DTI. Open tax liability of $10,000 or more from prior‑year returns must be paid or under a satisfactory installment agreement
Student Loans	Eligible in good standing, DTI calculated per FHA guidelines
Delinquent Accounts	Must be brought current or have an established payment arrangement. Collections and charge‑offs are excluded and follow FHA guidelines
No Credit Score	Eligible with 24 months of documented alternative tradelines, or 24 months of verified housing history with 3 months reserves

There are typical borrowers who qualify for typical home loans, and then there are specialty borrowers with situations that are just different enough to require a little extra analysis. We are proud to offer a range of products designed for many kinds of above-average borrowers - enter Arcstone Financial's Accessible Mortgage Programs or AMP.

AMP is a Non-QM or Non-Qualified Mortgage product, to learn more about these programs, please reach out to your Arcstone Financial Mortgage specialist.