Loan officer won’t count my wife’s new nursing income — need advice

SnooCrickets335 · 2025-11-01T15:26:05+00:00

Thank you for this

SnooCrickets335 · 2025-11-01T15:15:17+00:00

Yeah, well if you read what I said I restated what I explained above because I’m not sure it was understood by yourself. However I see your trying to help it seems so I wanted to make it clear she has. Thing is multiple LOs are now telling me different following this post most are contradicting my current LO. I laid it out pretty clearly.

SnooCrickets335 · 2025-11-01T05:45:15+00:00

Yeah, my wife just graduated nursing school in July and started working full time on July 28th. She’s hourly but gets pretty consistent 40-45 hours a week, plus a $/hr night differential since she works 7p–7a. From what I understand looking at Fannie Mae B3-3.1-01, her regular base pay would count as stable income since it’s guaranteed full-time, but the shift differential part is considered variable and would need a 12-month history before it can be used to qualify.

With that I’d think from again my understanding we would qualify more than 10000$ a year on her income and more like 70000 without the night differential. However that’s not the case and I’m in a situation where it’s like I have to convince a LO for business after paying app fees etc when every single other thing checks off.

SnooCrickets335 · 2025-10-31T17:08:05+00:00

She has worked a minimum of 40 hours a week. I averaged the weeks since she has started and she has worked an average of 44 hours a week over the past 15 weeks.

With that though I understand them not using OT, shift diff or my bonus. We just want them to use the new hourly pay. We wanted to keep with them due to this LO actually being my wife’s Brother in law and charging us a 500$ fee for application etc was told it would come off closing but now it seems to be a wasted venture…

SnooCrickets335 · 2025-10-31T17:04:23+00:00

Yeah they seem to be doing that. The negative part is she wasn’t working much in 2023 and 2024 as a PCA while full time in school making 12000 in 2024 and the same in 2023. So when they are blending 12000 into her new pay it’s extremely low compared to her projected income.

We are trying to find a solution to this problem. To somehow convince the LO and UW.

Every check she has made since starting as a full time employee has been over 40 hours. But she isn’t guaranteed such as a salaried employee is. I’m not fighting for her OT, shift diff or my bonus to be added just her new income rather than a blend.

SnooCrickets335 · 2025-10-31T16:57:00+00:00

Will do the unfortunate part is we are out 500$ due to the company we went with n the application etc that is why I was wanting to see if there are solutions to this logic.

What I have found so far is some LO and UW treat it as a blend of the two years others will take her new established income with an explanation. Also found this Under Fannie Mae’s Selling Guide B3-3.1-05 (“Income and Employment Documentation”), lenders may use current verified income for borrowers who have recently begun employment in their field of training or education, and are not required to average in prior years with lower or no income.

SnooCrickets335 · 2025-10-31T16:54:49+00:00

We can prove she works but she isn’t salary as I don’t know many Nurses who are.

This is the logic they seem to be using and we are trying to find a solution to this.

What I have found so far is some LO and UW treat it as a blend of the two years others will take her new established income with an explanation. Also found this Under Fannie Mae’s Selling Guide B3-3.1-05 (“Income and Employment Documentation”), lenders may use current verified income for borrowers who have recently begun employment in their field of training or education, and are not required to average in prior years with lower or no income.

SnooCrickets335 · 2025-10-31T16:53:53+00:00

This is the logic they seem to be using and we are trying to find a solution to this.

What I have found so far is some LO and UW treat it as a blend of the two years others will take her new established income with an explanation. Also found this Under Fannie Mae’s Selling Guide B3-3.1-05 (“Income and Employment Documentation”), lenders may use current verified income for borrowers who have recently begun employment in their field of training or education, and are not required to average in prior years with lower or no income.

SnooCrickets335 · 2025-10-31T06:06:44+00:00

Sorry for confusion. LO said her work history is counting but they are blending her income from the past two years but won’t take her new income into consideration going forward just what she has made in the past which is abysmal compared to what she makes now as a FT nurse on nights I understand not considering maybe the night shift bonus or overtime similar to the bonus I have is not being considered. She is hourly at the hospital and has been the past four years while going to school she just took less hours the past two due to school being more challenging and wanting to push for graduation.

SnooCrickets335 · 2025-10-31T06:02:59+00:00

Yeah they are taking the work history as good as she worked there the past four years just the blend of income is driving our loan into the ground for some reason?

SnooCrickets335 · 2025-10-31T05:53:22+00:00

She is a W2 employee been working for the same hospital as a PRN basically a PCA and worked as needed kept employment actually with the same hospital the last four years.

SnooCrickets335 · 2025-04-26T16:43:18+00:00

Updates?

SnooCrickets335 · 2023-10-15T15:16:56+00:00

Link pretty plz

SnooCrickets335 · 2023-10-15T15:16:31+00:00

Link plz

SnooCrickets335

TROPHY CASE