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Conventional Financing For 2–4 Unit Properties Now Available With Just 5% Down


For years, many homebuyers believed that purchasing a multi-family property with a low down payment was only possible through an FHA loan. Conventional financing typically requires much larger down payments for duplexes, triplexes, and four-unit properties, making it difficult for many borrowers to enter the market. That has changed in a major way. We are helping borrowers take advantage of updated conventional financing guidelines that now allow qualified buyers to purchase a 2–4 unit primary residence with as little as 5% down. This is a significant shift in conventional lending, creating incredible opportunities for both first-time and experienced buyers looking to build wealth through real estate.

Conventional Financing

Fannie Mae recently updated its loan-to-value (LTV) guidelines for 2–4-unit principal residences. Previously, conventional financing often required these guidelines.

  • 15% down for a 2-unit property
  • 25% down for a 3–4 unit property

Now, qualified borrowers may be eligible for up to 95% financing on these properties.

That means:

  • Duplexes can now be financed with only 5% down
  • Triplexes can now be financed with only 5% down
  • Four-unit properties can now be financed with only 5% down

This creates opportunities that previously were mostly associated with FHA financing.

Program Highlights

Updated Conventional Financing Guidelines for 2–4 Unit Properties

  • 2-unit properties up to 95% LTV
  • 3–4 unit properties up to 95% LTV
  • Primary residences only
  • Available for purchases
  • Available for limited cash-out refinances
  • Available with fixed-rate mortgage programs
  • Available with ARM programs
  • Eligible under the FNMA HomeReady® Program
  • Does not apply to high-balance loan programs
  • Manufactured homes limited to 1-unit properties

Instead of needing a massive down payment, borrowers can now purchase a multi-unit property conventionally while preserving more of their cash reserves.

For many buyers, this opens the door to:

  • House hacking opportunities
  • Rental income from additional units
  • Faster wealth building through real estate ownership
  • Easier qualification using projected rental income
  • Lower upfront cash requirements compared to previous conventional rules

FHA vs Conventional for Multi-Family Properties

Traditionally, FHA loans dominated the low down payment multi-family space because borrowers could purchase:

  • 2-unit properties with 3.5% down
  • 3-unit properties with 3.5% down
  • 4-unit properties with 3.5% down

Now, conventional financing has become a serious alternative. For many borrowers, conventional financing may offer advantages.

  • No upfront mortgage insurance premium
  • Potentially lower monthly mortgage insurance
  • Easier removal of mortgage insurance later
  • Higher loan limits in some cases
  • More flexible long-term financing strategies

A Great Opportunity for First-Time Buyers and Investors

Many first-time buyers are now exploring multi-family properties to offset their mortgage payments with rental income. Living in one unit while renting out the others can significantly reduce monthly housing expenses and help borrowers begin building long-term equity sooner. This strategy has become increasingly popular for these types of borrowers.

  • First-time homebuyers
  • Young professionals
  • Self-employed borrowers
  • Real estate investors starting their portfolio
  • Borrowers looking to offset rising housing costs

If you are considering purchasing a 2–4-unit property with low-down-payment financing, now may be one of the best opportunities in years to enter the market.

 

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BNY skipped the ‘tokenmaxxing’ craze. Here’s what AI metrics it tracks instead



Good morning. Tokenmaxxing quickly became one of the buzziest metrics in enterprise AI.

Fortune’s Jeremy Kahn reported that tokenmaxxing turned into a status symbol at some big tech companies, where engineers were urged to climb leaderboards by burning more AI tokens. Critics argue that the practice skewed incentives and exposed a broader gap between AI spending and actual productivity gains.

I recently spoke with Dermot McDonogh, the CFO of BNY, which is making major strides with AI. While some companies track success by the volume of prompts, tokens, or agents deployed, McDonogh said that framing never took hold inside BNY.

“It’s not something we spend any time talking about,” he told me, noting that token costs are “modest within modest” relative to the firm’s broader engineering budget. Even as the topic gained traction externally, the bank’s leadership prepared to address it—but ultimately viewed it as a distraction from more meaningful measures of value.

McDonogh said that BNY had an early and deliberate AI strategy. Since the emergence of ChatGPT, the bank has spent several years building an internal, LLM-agnostic platform and forging partnerships across hyperscalers and model providers. Just as important, he said, has been CEO-level commitment and a focus on cultural adoption.

“There’s been a demystification,” McDonogh said. “People don’t feel insecure about AI. That’s a really important cultural point.”

That approach has allowed BNY to scale AI without fixating on cost per query. Internally, systems route tasks to the appropriate models, ensuring efficiency without requiring employees to optimize prompts manually. “I couldn’t tell you how many prompts we did last week,” he said. “I’m focused more on outcomes.”

Those outcomes are increasingly measurable. In the first quarter of 2026, more than 40% of BNY’s code was authored by AI, rising to roughly 50% more recently. AI is also embedded across operations: about half of annual account plans are drafted with AI, 25% of client onboarding is AI-supported, and roughly 70% of restricted-party payment screening is reviewed by AI.

The impact is showing up in financial metrics. Revenue per employee rose from $338,000 in 2022 to $401,000 in 2025, while pre-tax income per employee increased from $99,000 to $143,000 over the same period.

McDonogh frames these gains less as cost savings and more as capacity creation. “We haven’t reduced the footprint, but it’s allowed us to do more with the footprint that we have,” he said.

To track progress, BNY measures AI impact across core workflows—including innovating, prospecting, onboarding, transacting, and streamlining—while continuously building out its internal “Eliza” platform. The system serves as a firm-wide context layer, improving over time as it ingests more data and use cases.

Employee adoption is also structured. Staff progress through three levels of AI proficiency, culminating in a “pioneer” designation that requires formal training and testing. Access to more advanced models is gated by expertise, reinforcing both quality and accountability.

Within finance specifically, AI is already reshaping core processes. McDonogh points to regulatory reporting, balance sheet analytics and predictive modeling as key use cases. The technology is also playing a growing role in earnings preparation, helping synthesize analyst expectations and anticipate investor questions.

For McDonogh, the takeaway is straightforward: AI productivity is not about how much you use, but how effectively it changes what an organization can do.

Sheryl Estrada
sheryl.estrada@fortune.com

New today: The 2026 Fortune Global 500 list is out this morning, ranking the world’s largest corporations by revenue for the 2025 fiscal year. Now in its 37th year, the companies, in total, represent about two-thirds of the world’s GDP, with $43.1 trillion (up 3%) in revenues, $3.4 trillion (up 14%) in profits, and 70.2 million employees. The top 50 companies alone account for a third of total revenue and 39% of profits. Fortune subscribers get exclusive access to the list.

Leaderboard

Ashwath Bhat was appointed CFO of Capitolis, a financial technology company, effective Aug. 3. He will succeed Lindsey Baptiste Fiedler, who will remain with Capitolis in an advisory role for a transition period. Bhat brings more than two decades of financial leadership experience. He most recently served as CFO at Fractal, leading the company’s IPO in February. Before that, Bhat spent more than a decade in senior finance leadership roles at Nielsen, including CFO of global media, product and technology, and CFO of Gracenote and the Nielsen Portfolio, as well as regional CFO for Africa and the Middle East.

Jacinto J. Hernandez was named CFO of Cadiz, Inc. (Nasdaq: CDZI, CDZIP), a water solutions and natural resources company, effective Sept. 1. Hernandez succeeds Stanley E. Speer, who will retire after 17 years with the company and continue in an advisory role through Dec. 31. Hernandez is the founder and principal of Cummings Consulting & Management. Previously, he spent 22 years with Capital Group and its subsidiary, Capital World Investors, where he served as a partner and investment analyst. 

Big Deal

In a new report from global professional services firm Alvarez & Marsal (A&M), “Strategic Perspective on Finance in the Age of AI,” the CFO Services team examines how AI is fundamentally reshaping the finance operating model—from one-time transformation programs to continuous evolution—and what CFOs and finance leaders must redesign now to build competitive advantage before the market moves past them.

According to the report, three anchors redefine finance’s next chapter and how the function creates value. The shift is from optimizing processes to owning decisions, with work, talent, and digital moving together across finance.

Going deeper

“Meet the ‘AI Centurions’—6 formerly sleepy stocks that now have market caps over $100 billion” is a Fortune article by Shawn Tully.

Tully writes: “There’s a whole cadre of old-line companies that have mined the AI boom to multiply their valuations many times, and sprinted to join the $100 billion-plus valuation club.” Read more here.

Overheard

“Even during dark times, you need to make yourself ready for any change in the future.”

—Simon Lin, chair of Wistron Corporation, a technology company based in Taiwan, said in an interview with Fortune. Wistron (No. 198 on the Fortune Global 500) has a classic corporate comeback story: It teamed up with Nvidia at the lowest point in its history, then rode the AI boom into a new era of growth. Read more here.

Subscribe to Fortune Gulf Brief. Every Tuesday, this new newsletter delivers clear-eyed, authoritative intelligence on the deals, decisions, policies, and power shifts shaping one of the world’s most consequential regions, written for the people who need to act on it. Sign up here.

Discover Cards Showing Up in Paze After Capital One Migration


Discover Cards Showing Up in Paze After Capital One Migration

Discover cardholders whose accounts have completed the transition from Discover Capital One are seeing their their cards show up in Paze, the digital wallet backed by Capital One and several other major banks.

For those who have been migrated, the Discover card should appear in their Paze wallet, making it eligible anywhere Paze is accepted. Paze is running a popular $10 back on purchases of $10 or more (up to $100 back) promotion, and you should see that promotion attached to your Discover card within the wallet.

Not everyone has been transitioned yet, however. Capital One is moving Discover accounts in waves, so cardholders whose accounts are still managed at Discover.com won’t see their cards in Paze until their migration is complete.

discover cards  showing in paze

I have two Discover cards under the same login and only one of them has migrated to Capital One so far. I only see that card in my Paze account.

If you don’t automatically see your Discover card in Paze, go to your Capital One Digital Wallet Manager and add it manually.

Guru’s Wrap-up

This is another nice perk for Discover cardholders that can get you up to $100 off at eligible merchants. If your account has already moved, it’s worth checking Paze to see if your Discover card is available, especially if you’re hoping to take advantage of the current up to $100 Paze promotion. If your account hasn’t transitioned yet, you’ll likely need to wait until your migration is complete.

Let me know if it works for you!

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Sun Life launches global private wealth platform targeting Asia’s booming HNWI market



Canadian insurer Sun Life is launching an integrated private wealth platform to support high-net-worth individuals as they build, preserve, and transfer assets across borders. Life insurers are racing into the wealth management space, tapping a customer base that already uses their products to protect their finances.

Asia is the world’s fastest-growing wealth region, with HNWI wealth surging 10.5% to $29.7 trillion in 2025, according to Capgemini’s World Wealth Report. The region’s affluent also have lifestyles than span multiple jurisdictions, with family members and assets based in several different jurisdictions. 

“A typical client today lives in Singapore, their children study in the U.S. or U.K., and they have a family home in Malaysia or Miami,” Sujoy Ghosh, the CEO of Sun Life’s global High Net Worth (HNW) business, told Fortune at the insurer’s Singapore office. 

Asia’s wealthy are also hedging against domestic economic risks and political instability. “They might buy a policy in Bermuda to grow their money, a savings policy in Hong Kong, and an indexed universal life policy in Singapore for protection,” Ghosh explains, adding that the different wealth hubs are complementary in their strengths, with each offering unique regional access and regulatory advantages.

Ghosh explains that Singapore is popular for its stability and robust regulatory framework, while Bermuda is attractive due to its proximity to North America and strong reputation for managing HNW insurance.

Insurance as a way to manage wealth

According to Sun Life’s 2025 legacy planning research, 67% of Singapore-based and 44% of Hong Kong-based clients are concerned that their wealth may not be preserved beyond their children’s generation. 

In Asia, this anxiety is pushing insurance beyond just offering protection to become a wealth planning and governance tool. “Clients like the certainty of liquidity that insurance offers, as it provides a designated amount of assets for a designated person at a designated time,” Ghosh explains. “Given the current macroeconomic environment, many customers value resilience and reliability in wealth planning.” 

Other insurers are offering their products as wealth management tools. 

“After COVID when the border reopened, we saw mainland Chinese customers coming back to Hong Kong, but these were high‑net‑worth customers, rather than the mass affluent,” Sally Wan, the CEO of AXA Greater China, previously told Fortune, adding that many clients now wrap up to 10% of their assets into insurance policies. “They were looking for diversification and protection, especially for family business and legacy planning.”

AXA recently launched its own wealth management platform, which Wan also leads.

The next wave of millionaires

Emerging markets like India, Brazil, and Mexico, as well as Southeast Asia, are going to be hotspots for wealth creation, according to BCG’s 2026 global wealth report. By 2030, emerging economies will gain nearly $12 trillion in assets, and the affluent-and-above segment—those with more than $250,000 in financial wealth—will grow 8% annually across these markets.

Financial institutions are rushing to capture this rising demographic. On July 20, Malaysian bank CIMB, No. 34 on Fortune’s Southeast Asia 500 ranking, launched its own private wealth offering, combining bespoke advisory and curated wealth solutions.

“We are seeing a great rewiring of wealth, especially in the ASEAN region. Multiple generations are actively involved in the rapid evolution of wealth creation, protection and intergenerational transfer, all happening at the same time,” said Haniz Nazlan, CIMB’s CEO of group consumer banking, in a press release. “Clients are seeking trusted partners to navigate the complexity of wealth management to grow, preserve and transition their wealth legacies.”

Sun Life, too, is eyeing growth outside of traditional hubs. “We’re looking globally, from Latin America to India and other emerging economies,” Ghosh concludes. “Whichever location the money is flowing to and from, that’s where we want to be.”

Discover Cards Eligible For $100 Paze Promo After Capital One Transition


Paze launched a generous promo to get $10 back on purchases $10+, up to $100 back. The large banks behind Paze checkout include Capital One and many other big ones like Chase, BofA, etc. 

Readers report that after their Discover card transitioned today from Discover.com to Capitalone.com, the card is now available on Paze. You should also see clearly the $100 promo details pop up next to the card in your Paze wallet.

I’m not sure if the Discover card would show up automatically in your Paze wallet or if you have to somehow add it manually (see F.A.Q below). 

Note: Not everyone’s Discover cards have transitioned to Capitalone.com. Those people will not see their Discover card in their Paze wallet. I’m hoping mine will transition before 9/10/26 so that I can get another free $100 from the Paze promo. 

F.A.Q’s

How do I add my transitioned card?

  • Click add card when logged into Paze
  • Select Capital One logo 

If that doesn’t work try this, should be the same though.

Intel Just Broke a 15-Year-Old Company Record. Is the Comeback for Real?


Intel (INTC -0.89%) has been a monster stock so far in 2026. It has risen by around 150%, but it’s still well below its peak. Intel’s stock has plummeted around 35% from its all-time high, set just a few weeks ago at the end of June.

Since then, Intel has reported some incredible figures, including one that broke a nearly 15-year-old record. That points to an imminent turnaround and could justify some of Intel’s incredible performance over the past year.

Image source: The Motley Fool.

Investors are likely taking gains

Intel is a true turnaround story. Last year, rumors were swirling about its semiconductor foundry business being shut down due to a lack of clients. However, thanks to an investment from the U.S. government and Nvidia, that hasn’t happened, and Intel appears to be turning the corner.

Intel Stock Quote

Today’s Change

(-0.89%) $-0.82

Current Price

$91.50

This was confirmed by a stellar Q2 earnings report in which Intel delivered 25% revenue growth — its best since 2011. That’s a clear sign that Intel could finally be turning the corner, and a closer look reveals that its foundry business grew at 31%.

That’s exactly what investors were looking for, but it will take several quarters before the market declares Intel’s turnaround complete. Intel’s stock is still highly valued, and it will take a few years to return to a reasonable valuation.

INTC PE Ratio (Forward) Chart

INTC PE Ratio (Forward) data by YCharts

At 60 times forward earnings and 46 times next year’s earnings, the stock price has accounted for nearly all of Intel’s short-term success. As a result, investors are likely taking some gains off the table amid the current sell-off. There’s nothing wrong with that, as Intel’s stock has been a monster winner over the year since the investment from the U.S. government and Nvidia was announced.

But does that mean now is the time to buy the dip? I don’t think so.

There is currently negative sentiment surrounding the AI build-out. That may flip after big tech earnings conclude, but with the market worried about an AI overbuild, I don’t see this sentiment ending anytime soon, and it could lead to a further sell-off in Intel’s stock.

Intel just delivered the biggest news for investors in over a decade, reporting rapid growth, and the stock still sold off. That should tell you a lot about the sentiment behind Intel’s stock, and I think smart investors are staying patient until the sell-off stabilizes.