Golden Opportunities — Guide

Lender Participation Guide

Golden Opportunties (GO) Program

This Participation Guide is intended solely for mortgage professionals. It provides Lenders (and real estate professionals) with comprehensive program guidelines and outlines the steps to begin participating in and/or originating Golden Opportunities (GO) transactions. The guide is organized into tabs below for convenient reference.

NOTE: Homebuyers looking to apply for Golden Opportunities homebuyer assistance should reach out to a Participating Lender for detailed program guidelines, interest rates, APRs, and the application.

Click on the tabs below to display contents.

Golden Opportunities (GO) Term Sheets
Program Updates (Single-Family Bulletins)
Income Limits

GSFA does not impose limits on FHA, VA, and USDA loans originated through the Golden Opportunities Program. For any applicable income limits, please consult the guidelines of the respective loan agencies.

To check the income limits for Freddie Mac Conventional Loans originated through the Golden Opportunities Program, please use the income limit lookup tool below.

The Money Source (Master Servicer)

Obtain approval as a Correspondent Lender with Servicer, The Money Source (TMS).

  • E-mail:

GSFA Approval

Complete and return to GSFA signed copies of the following documents:


TMS Support
  • HFA Lending Guide
  • TMS Seller Guide
  • Scenarios Desk E-mail:
  • HFA Support E-mail:
  • Help Desk E-mail:
Lender / Realtor Training

We provide a variety of resources to help mortgage and real estate professionals in understanding and utilizing the GSFA homeownership programs on our Lender/Realtor Training page.

These include:

  • Online Webinars
  • In-Person Events
  • Lender Updates & Insights Videos
  • Additional Resources
Lender Training

View the Training Calendar and other resources.

Golden Opportunities Program

Down Payment Assistance Up to 5% — Not Limited to First-Time Homebuyers

Imagine what down payment assistance could do for your borrowers.

Program Overview

The GSFA Golden Opportunities Program offers financial assistance of up to 5% of the Loan Amount to eligible homebuyers, in combination with FHA, VA, or USDA First Mortgage Loans. There is no requirement for applicants to be first-time homebuyers to qualify.

The main form of assistance is provided as a Second Mortgage. Additional financial assistance is available as a gift, which does not require repayment.

Read More

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