Golden Opportunities — Guide

Lender Participation Guide

Golden Opportunties (GO) Program

Information in this Participation Guide is intended for mortgage professionals only. The Guide furnishes Lenders (and real estate professionals) with complete program guidelines and an understanding of the steps to be taken to begin participating in and/or originating Golden Opportunties (GO) transactions. It is organized into tabs below for easy reference.

NOTE: Homebuyers interested in applying for Golden Opportunities homebuyer assistance will want to contact a Participating Lender for complete program guidelines, interest rates and APRs, and a program application.

Click on the tabs below to display contents.

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

GSFA does not set limits for FHA, VA and USDA loans originated through the Golden Opportunities Program. Please refer to the respective loan agency guidelines for any applicable income limits that may apply.

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 provides financial assistance, up to 5% of the Loan Amount, to qualifying homebuyers in conjunction with FHA, VA or USDA First Mortgage Loans. There is no requirement that an applicant be a first-time homebuyer to qualify.

The assistance is provided as a Second Mortgage with an optional Gift.…

Read More

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