P&L Statement Loans for Self-Employed Borrowers
A profit-and-loss statement mortgage may help an eligible business owner, freelancer, independent contractor or self-employed professional document income through the business’s revenue and expenses. Some mortgage programs use a current P&L to support tax-return analysis. Selected private programs may calculate qualifying income from an eligible P&L without using personal tax-return income.
P&L programs are alternative-documentation loans—not no-income or no-document loans. Income, business, credit, assets, DTI, property, occupancy, appraisal and underwriting requirements apply.
P&L Loan Qualification Snapshot
Eligible Borrower
Potential borrowers can include:
- Sole proprietors
- LLC owners
- Partners
- S-corporation shareholders
- C-corporation owners
- Independent contractors
- Consultants
- Freelancers
- Private-practice professionals
- Other eligible self-employed borrowers
Profit-and-Loss Statement
The P&L may need to be:
- Prepared for a required period
- Signed and dated
- Cash or accrual basis
- Borrower prepared or third-party prepared
- Supported by business records
- Consistent with ownership
- Reviewed under program requirements
Income Calculation
Qualifying income is not automatically:
- Gross revenue
- Gross profit
- Net profit
- Total deposits
- Owner draws
- W-2 salary
- K-1 income
The lender applies its program calculation.
Tax Returns
Some private P&L programs do not use tax-return income.
Standard conventional and government loans can still require filed returns and use a current P&L only as supporting documentation.
Credit
There is no universal P&L-loan credit-score minimum.
Down Payment and Equity
Requirements depend on:
- Program
- Occupancy
- Property
- Loan amount
- Credit
- Income documentation
- Reserves
Business History
Two years is a common benchmark.
Selected programs may consider a shorter history with prior related experience, complete records and other qualifying factors.
Supporting Documents
The lender may request:
- Business license
- Entity documents
- P&L
- Bank statements
- Third-party letter
- Asset statements
- Appraisal
- Other required documents
What Is a P&L Statement Loan?
A profit-and-loss statement reports a business’s income and expenses over a defined period. A mortgage lender may use the statement in one of two ways.
P&L Used With Standard Tax-Return Qualification
A conventional, FHA, VA, USDA or jumbo lender may use a current P&L to evaluate whether income shown on filed tax returns remains stable and likely to continue.
Fannie Mae states that a lender may use an audited or unaudited P&L to support its determination of income stability or continuance.
Private P&L-Only Mortgage
A selected private program may calculate income from an eligible P&L without using personal tax-return income.
The lender can still verify:
- Business existence
- Ownership
- Statement period
- Preparer
- Revenue
- Expenses
- Assets
- Credit
- DTI
- Property
- Ability to repay
- Supporting records
P&L-Only Does Not Mean Stated Income
The borrower cannot simply state a desired monthly income.
The financial statement must be accurate, supportable and acceptable to the selected lender.
Standard P&L Analysis vs. P&L-Only Mortgage
| Feature | Standard Self-Employed Mortgage | Private P&L-Only Mortgage |
|---|---|---|
| Primary Income Source | Filed returns or transcripts | Eligible P&L calculation |
| Current P&L | May support stability or continuance | May be primary income document |
| Tax Returns | Commonly required | May not be used for qualifying income |
| Business Verification | Required | Required |
| Ownership Review | Required | Required |
| Credit and DTI | Required | Required |
| Supporting Bank Statements | Program-specific | Often required for assets or verification |
| Pricing | Standard program when eligible | Private-program pricing |
| Down Payment | Standard program rules | Private-program rules |
| Property | Program-specific | Program-specific |
| Mortgage Type | Conventional, government or jumbo | Commonly non-QM/private |
| Best Use | Filed income supports qualification | P&L method better reflects eligible current business income |
Complete a Standard Income Review First
A standard mortgage may offer:
- Lower rate
- Lower down payment
- lower fees
- PMI options
- government-program benefits
- broader lender availability
Do not assume an alternative program is needed before analyzing filed income.
What Does a Profit-and-Loss Statement Include?
A typical statement can include:
Revenue
- Product sales
- Service income
- Consulting revenue
- Professional fees
- Commission
- Contract income
- Other business revenue
Cost of Goods Sold
Potential items:
- Materials
- Inventory
- direct labor
- shipping
- manufacturing costs
- subcontractors directly tied to production
Gross Profit
Revenue minus cost of goods sold
Net Profit or Loss
Gross profit minus operating and other expenses
Operating Expenses
Potential items:
- Payroll
- rent
- utilities
- insurance
- advertising
- software
- subscriptions
- professional fees
- office expense
- vehicle expense
- travel
- equipment
- repairs
- taxes and licenses
- depreciation
- amortization
- interest
The Net-Profit Line Is Not Automatically Mortgage Income
The lender can adjust for:
- Ownership
- W-2 salary
- draws
- distributions
- duplicate income
- nonrecurring income
- recurring expenses
- noncash items
- business debt
- liquidity
- program minimum expense factor
How May P&L Qualifying Income Be Calculated?
The exact method is lender-specific.
Illustrative Example
Assume a trailing 12-month P&L shows:
- Gross revenue: $600,000
- Cost of goods sold: $180,000
- Operating expenses: $240,000
- Net profit: $180,000
Borrower ownership: 75%
Preliminary ownership share:
$180,000 × 75% = $135,000 annually
Preliminary monthly amount:
$135,000 ÷ 12 = $11,250 per month
This is not a final qualifying-income result.
The lender may adjust for:
- Salary already counted
- owner draws
- distributions
- nonrecurring income
- depreciation
- debt
- expense factor
- business liquidity
- declining trend
- supporting deposits
- other program rules
Gross Revenue Is Not Qualifying Income
A business with $600,000 in sales can have low or negative profit after expenses.
Ownership Share Matters
A borrower who owns 25% generally cannot use 100% of the business income without a program basis.
Avoid Double Counting
Do not count:
- W-2 business salary and the same salary inside profit
- K-1 income and the same P&L profit
- deposits and P&L revenue as separate income
- distributions and the same underlying earnings twice
Expense Factor
A private lender may apply a minimum expense ratio when reported expenses appear unusually low or the program requires an industry factor.
Business Access
The lender may verify that income is available to the borrower and that withdrawal will not weaken the business.
Business Structures and Ownership
Sole Proprietor
Potential documents:
- P&L
- business license
- bank statements
- tax records when required
- business verification
The borrower commonly owns the business directly.
Partnership or LLC
The lender may review:
- Operating agreement
- partnership agreement
- ownership percentage
- guaranteed payments
- distributions
- business liquidity
- authority to borrow or withdraw funds
Fannie Mae explains that partnership or LLC income can be considered when it was actually distributed or the business has adequate liquidity to support withdrawal. Official source
S Corporation
Potential income:
- W-2 wages
- distributions
- eligible business earnings
- K-1 income
The lender must avoid double counting.
C Corporation
Potential income:
- W-2 wages
- dividends
- eligible corporate income under applicable rules
The borrower may not have unrestricted access to retained corporate earnings.
Multiple Businesses
Each business can require separate:
- Ownership verification
- P&L
- trend review
- income calculation
- loss analysis
- liquidity review
A loss from one business can affect the complete mortgage analysis.
Who Can Prepare the P&L?
The selected program determines the acceptable preparer.
Possible options:
- Borrower
- CPA
- Enrolled agent
- Licensed tax preparer
- Accountant
- Bookkeeper
- Other approved third party
Possible Statement Requirements
- Business legal name
- business address
- statement period
- cash or accrual basis
- preparer name
- preparer contact information
- license or credential when required
- signature
- date
- borrower ownership
- month-by-month detail
- certification or attestation
Audited, Reviewed and Unaudited Statements
These are not identical.
Audited – A CPA performs audit procedures and expresses an opinion under applicable standards.
Reviewed – A CPA performs limited analytical and inquiry procedures.
Compiled or Prepared – The professional may organize management-provided information without audit assurance.
Borrower Prepared – Created by the business owner or internal bookkeeper.
Do not call an unaudited P&L “audited.”
A Third-Party P&L Does Not Guarantee Acceptance
The lender can still question:
- Revenue
- expenses
- accounting basis
- business stability
- ownership
- liquidity
- inconsistencies
- missing records
Business History, Stability and Current Performance
Time in Business
Two years is a common benchmark.
Selected programs may accept:
- One year
- shorter history
- acquired business
- new professional practice
- same-field transition
- prior related employment
The actual requirement is lender-specific.
Fannie Mae Standard
Fannie Mae generally seeks a two-year prior-earnings history. A borrower with less than two years may be considered when the most recent returns show a full 12 months from the current business and prior income was earned at the same or greater level in the same or a similar field.
Business Stability Factors
The lender may examine:
- Industry demand
- customer concentration
- contracts
- business location
- licensing
- seasonality
- revenue trend
- profit trend
- expense trend
- cash balance
- debt
- disruptions
- continuance
Declining Income
A declining P&L can reduce usable income.
The lender may require:
- Explanation
- month-by-month statement
- bank statements
- prior-year comparison
- updated P&L
- lower income amount
- another program
Seasonal Business
A year-to-date P&L may overstate or understate annual performance.
The lender can request:
- Trailing 12 months
- prior year
- monthly statements
- historical seasonal comparison
Expenses, Adjustments and Add-Backs
Actual Expenses
Potential recurring expenses include:
- Payroll
- subcontractors
- rent
- insurance
- advertising
- software
- professional fees
- transportation
- supplies
- debt payments
- equipment
- taxes
- licenses
Potential Noncash Items
Depending on the program:
- Depreciation
- amortization
- depletion
may receive special treatment.
Nonrecurring Items
The lender can consider whether a documented income or expense is:
- One time
- unusual
- nonrecurring
- likely to continue
A borrower cannot label an expense nonrecurring without support.
Business Debt
The lender may consider:
- Notes payable
- equipment loans
- business credit cards
- lines of credit
- obligations due within one year
- personally guaranteed debt
Owner Compensation
Review:
- Salary
- draws
- distributions
- guaranteed payments
- dividends
- personal expenses paid by business
No Automatic Add-Back
Do not assume:
- Home-office expense
- mileage
- vehicle expense
- travel
- meals
- cell phone
- insurance
- one-time purchase
will be restored to income.
The lender applies the program rules.
Supporting Bank Statements and Business Liquidity
Bank Statements May Still Be Required
Potential reasons:
- Verify assets
- verify reserves
- verify business existence
- reconcile revenue
- confirm source of funds
- review liquidity
- document large deposits
- verify ownership
Common Reconciliation Issues
- Transfers counted as sales
- loan proceeds counted as revenue
- owner contributions counted as revenue
- duplicate merchant deposits
- refunds
- chargebacks
- unsupported cash deposits
- missing revenue
- commingled accounts
Business Liquidity
The lender may review:
- Current assets
- current liabilities
- payroll
- accounts payable
- inventory
- taxes
- working capital
- cash needs
Business Funds for Closing
Potential documents:
- Business statements
- balance sheet
- ownership records
- withdrawal analysis
- transfer evidence
- partner authorization
Personal Assets
Potential sources:
- Checking
- savings
- brokerage
- retirement
- gift funds when permitted
- sale proceeds
- other approved funds
P&L Loan Credit, DTI, Down Payment and Reserve Requirements
Credit
The lender may review:
- Credit scores
- Mortgage history
- Revolving debt
- Installment debt
- Student loans
- Recent inquiries
- Bankruptcy
- Foreclosure
- Collections
- Judgments
- Credit depth
Debt-to-Income Ratio
The lender compares qualifying income with:
- Proposed mortgage payment
- Taxes
- Insurance
- Association dues
- Second mortgages
- Revolving payments
- Installment loans
- Student loans
- Business debts personally obligated
- Support obligations
- Other required debts
Down Payment
The requirement can depend on:
- Occupancy
- Property
- Credit
- Loan amount
- Documentation
- Reserves
- Lender
Reserves
The lender may require verified funds after closing.
Possible assets:
- Checking
- savings
- brokerage
- retirement
- eligible business funds
- other approved liquid assets
Loan Amount
Larger loans can require:
- Higher credit
- more equity
- more reserves
- stronger income
- additional appraisal review
No Single Guideline
Do not rely on a general:
- Credit score
- DTI
- Down payment
- Reserve amount
- Maximum loan
until the actual program is selected.
Property, Occupancy and Loan Uses
Depending on the program, P&L-based financing may be available for an eligible:
Primary Residence
Potential loan purposes:
- Purchase
- Rate-and-term refinance
- Cash-out refinance
Second Home
Personal-use and property requirements apply.
Investment Property
Possible options:
- P&L-based investor mortgage
- Bank-statement investment loan
- Conventional investment loan
- Jumbo investment loan
- DSCR loan
Property Types
Potentially eligible:
- Single-family home
- Condominium
- Planned unit development
- Townhome
- Two- to four-unit property
- Manufactured home under selected programs
- Rural property under selected programs
- Non-warrantable condo under selected programs
Purchase
Use qualifying P&L income to support an eligible home purchase.
Refinance
Possible purposes:
- Change rate
- Change term
- Pay off another mortgage
- Remove a borrower
- Access equity
- Consolidate eligible debt
Use our refinance savings calculator to estimate potential savings.
Renovation or Construction
Selected programs may permit P&L income for:
- Renovation financing
- Construction financing
- One-time-close construction
- Portfolio construction
Compare P&L, Tax-Return, Bank-Statement, 1099, Asset and DSCR Options
| Feature | Tax-Return Mortgage | P&L Mortgage | Bank-Statement Mortgage | 1099 Mortgage | Asset-Based Mortgage | DSCR Loan |
|---|---|---|---|---|---|---|
| Main Income Basis | Filed tax-return cash flow | Eligible P&L | Eligible deposits | Eligible 1099 receipts | Eligible assets | Property rent and payment |
| Personal Tax Returns | Commonly required | May not be used in selected programs | Often not used for income | Program-specific | Program-specific | Often not used for personal income |
| Expense Method | Tax-form analysis | Actual or program-adjusted P&L | Expense factor or analysis | Program factor | Asset formula | Property-payment formula |
| Business Verification | Yes | Yes | Yes | Yes | Asset verification | Investment purpose and property |
| Primary Residence | Yes, program-specific | Potentially | Potentially | Potentially | Potentially | No, generally investment only |
| Second Home | Program-specific | Program-specific | Program-specific | Program-specific | Program-specific | Generally no personal-use second home |
| Investment Property | Yes | Potentially | Potentially | Potentially | Potentially | Yes, eligible rentals |
| Pricing | Standard when eligible | Private-program pricing | Private-program pricing | Private-program pricing | Private-program pricing | Investor pricing |
| Prepayment Penalty | Restricted for covered consumer loans | Depends on loan and law | Depends on loan and law | Depends on loan and law | Depends on loan and law | Commonly possible for business-purpose loan |
| Best Fit | Filed income supports loan | Eligible P&L supports income | Deposits support income | 1099 receipts support income | Assets support repayment | Rental property supports payment |
Internal Comparisons
Documents Needed for a P&L Statement Mortgage
The exact checklist is program-specific.
Identity and Application
Potential documents:
- Government-issued ID
- Social Security number
- Address history
- Completed application
- Credit authorization
P&L Statement
Potential requirements:
- Business legal name
- Statement period
- Cash or accrual basis
- Revenue
- Cost of goods sold
- Expenses
- Net profit
- Ownership percentage
- Preparer information
- Signature and date
- Monthly detail
- Certification
Business Verification
Potential documents:
- Business license
- Articles of organization
- Operating agreement
- Partnership agreement
- EIN confirmation
- Secretary of State record
- Professional license
- Fictitious-business filing
- Website or third-party verification
- Contracts or invoices
Third-Party Verification
Potential items:
- CPA letter
- Enrolled-agent letter
- Tax-preparer letter
- Accountant statement
- Bookkeeper information
- Credential verification
Bank and Asset Statements
Potential documents:
- Personal bank statements
- Business bank statements
- Brokerage statements
- Retirement statements
- Reserve evidence
- Source-of-funds documents
- Large-deposit explanations
- Business-withdrawal analysis
Tax and Income Documents When Required
Potential items:
- Personal returns
- Business returns
- IRS transcripts
- 1099 forms
- W-2 forms from business
- K-1 forms
- Tax extension
- Tax-payment evidence
- Prior-year P&L
- Balance sheet
Property and Loan
Potential items:
- Purchase agreement
- Property address
- Homeowners insurance
- Property taxes
- Association documents
- Current mortgage statement
- Payoff
- Lease or rental documents
- Renovation or construction documents
Secure Submission
Submit through the approved secure portal.
Do not send unencrypted tax returns, statements, account numbers or identity documents through an unsecured channel.
How to Apply for a P&L Statement Loan
Identify the Business and Ownership
Determine:
- Business name
- Structure
- Ownership percentage
- Time in business
- Other owners
- Other businesses
Review Standard Tax-Return Qualification
Determine whether conventional, FHA, VA, USDA or jumbo income already supports the goal.
Select the P&L Period and Preparation Method
Confirm whether the program requires:
- Year-to-date
- Trailing 12 months
- Trailing 24 months
- Monthly statements
- Borrower preparation
- Third-party preparation
- Audit, review or compilation
Reconcile Revenue and Expenses
Review:
- Bank deposits
- transfers
- loans
- contributions
- refunds
- recurring expenses
- owner compensation
- debt
- accounting basis
Calculate Preliminary Eligible Income
Apply:
- Ownership
- statement period
- expenses
- allowed adjustments
- duplicate-income exclusions
- program factors
Review Credit, DTI and Assets
Evaluate:
- Credit
- mortgage history
- proposed payment
- other debts
- down payment
- closing costs
- reserves
- business liquidity
Compare Programs
Compare:
- Tax-return
- P&L
- Bank statement
- 1099
- Asset-based
- DSCR for investment property
- Conventional
- FHA
- VA
- Jumbo
Complete the Mortgage Application
Provide accurate:
- Identity
- business
- ownership
- income
- assets
- debts
- property
- occupancy
- loan purpose
Receive a Conditional Preapproval Review
A preapproval remains subject to:
- Final income
- Updated P&L
- Business verification
- Assets
- Credit
- Property
- Appraisal
- Title
- Insurance
- Underwriting
- Closing conditions
Submit Property and Contract
Provide the executed contract and property information.
Appraisal and Processing
The lender verifies:
- Property value
- Property eligibility
- P&L
- Business
- Ownership
- Assets
- Liabilities
- Title
- Insurance
Underwriting
The underwriter evaluates:
- Statement accuracy
- Qualifying income
- Continuance
- DTI
- Credit
- Down payment
- Reserves
- Property
- Program requirements
Satisfy Conditions
Avoid:
- New debt
- Missed payments
- Undocumented transfers
- Changing business ownership
- Closing the business
- Altering the P&L without explanation
- Moving funds without records
- Changing employment or entity structure without review
Compare the Loan Estimate
Review:
- Interest rate
- APR
- Points
- Origination charges
- Lender credits
- Monthly payment
- Cash to close
- Mortgage insurance
- Prepayment or risky features
- Five-year cost
CFPB recommends comparing official Loan Estimates from multiple lenders for the same loan type.
Close
Sign the final documents, provide approved funds and complete funding and recording requirements.
Common P&L Mortgage Mistakes
Treating Revenue as Income
Gross receipts do not equal mortgage income.
Omitting Real Expenses
An incomplete or inaccurate P&L can result in denial or fraud concerns.
Double Counting Salary and Profit
The same business dollar cannot be used twice.
Using the Wrong Ownership Percentage
The lender verifies ownership.
Mixing Personal and Business Activity
Commingled accounts can complicate verification.
Counting Transfers as Revenue
Transfers between accounts are not new business income.
Counting Loan Proceeds as Revenue
Borrowed money is not operating revenue.
Ignoring Declining Income
A recent decline can reduce eligibility.
Using a Partial-Year Statement for a Seasonal Business
A longer analysis may be required.
Assuming a CPA Letter Guarantees Approval
The lender still underwrites the complete loan.
Altering the P&L to Qualify
The statement must accurately reflect the business.
Using Business Funds Without a Liquidity Review
The lender may need to verify that withdrawal will not harm operations.
Choosing P&L-Only Without Comparing Standard Financing
Alternative documentation can cost more or require more equity.
Start Your P&L Mortgage Review
A personalized review can help determine:
- Whether standard tax-return financing may qualify
- Whether a P&L-only program is appropriate
- The required P&L period
- Whether third-party preparation is required
- How ownership affects income
- Which expenses and adjustments may apply
- Whether bank statements are needed
- Business-history requirements
- Estimated qualifying income
- Credit, DTI, down payment and reserves
- Eligible occupancy and property type
- Available purchase or refinance options
- Documents needed to proceed
All loans are subject to borrower, credit, income, business, ownership, asset, debt, property, occupancy, appraisal and underwriting approval. P&L preparation, qualifying-income calculations, tax-return requirements, credit, DTI, down payment, reserves, rates, fees and availability vary by lender and may change. Alternative documentation does not mean no documentation. This information is educational and is not tax, accounting, legal or financial advice or a commitment to lend. Equal Housing Opportunity.
Frequently Asked Questions
What is a P&L statement loan?
It is a mortgage option that uses an eligible business profit-and-loss statement as part of the self-employed income analysis.
Some programs use the P&L with tax returns, while selected private programs use a P&L-based calculation instead of personal tax-return income.
Is a P&L loan a no-income loan?
No.
The lender verifies income through the P&L and other required documentation.
Is a P&L loan a no-document mortgage?
No.
Credit, assets, business, ownership, property and other documents still apply.
Are tax returns required?
They may not be used for qualifying income in selected P&L-only programs.
Standard programs and some lenders can still require tax returns or transcripts.
Does Fannie Mae offer a P&L-only mortgage?
Fannie Mae permits a P&L to support the analysis of income stability or continuance, but standard self-employed qualification can still require tax returns, transcripts and cash-flow analysis.
Who can prepare the P&L?
The program may permit the borrower, CPA, enrolled agent, tax preparer, accountant or another approved preparer.
Does it have to be audited?
Not always.
Some programs accept unaudited or third-party prepared statements. Confirm the required standard.
What period must it cover?
It can be year to date, trailing 12 months, trailing 24 months or another required period.
What is cash-basis accounting?
Income and expenses are generally recorded when cash is received or paid.
What is accrual-basis accounting?
Income and expenses are generally recorded when earned or incurred.
Is gross revenue used as qualifying income?
No.
The lender evaluates expenses and program adjustments.
Is net profit the qualifying income?
Not automatically.
Ownership, salary, distributions, debt, adjustments, trends and verification can change the amount.
Does ownership percentage matter?
Yes.
The lender generally applies the borrower’s eligible share under the program.
Can W-2 wages from my company be used?
Potentially.
The lender must avoid counting the same income again through the P&L.
Can depreciation be added back?
Possibly under the applicable program.
It must be documented and cannot overcome other income or business issues by itself.
Are all business expenses added back?
No.
Recurring operating expenses generally reduce profit.
Are bank statements required?
They can be required for assets, reserves, business verification, liquidity or P&L reconciliation.
Is a CPA letter enough?
No.
It may support the file, but the lender still verifies the complete transaction.
How long must I be self-employed?
There is no universal period.
Two years is common, while selected programs consider shorter histories under defined requirements.
Can a new business qualify?
Possibly under selected programs when prior experience, current records, stability and other requirements are satisfied.
What happens if income is declining?
The lender may use a lower amount, request more documentation or determine that the income is not stable enough.
Can I use business funds for the down payment?
Possibly.
Ownership, access, transfer and business-liquidity requirements apply.
What credit score is required?
There is no universal P&L-loan minimum.
How much down payment is required?
The amount depends on the selected loan, occupancy, property, credit and lender.
Are P&L loan rates higher?
Private alternative-documentation pricing can differ from standard financing.
Compare Loan Estimates and total cost.
Can I use a P&L loan for a primary residence?
Selected programs may permit an eligible primary residence.
Can I use it for a second home?
Selected programs may permit an eligible second home.
Can I use it for an investment property?
Selected P&L, bank-statement, conventional, jumbo or DSCR programs may be available.
Is a P&L loan non-QM?
Many P&L-only programs are marketed as non-QM loans.
The specific legal and underwriting classification depends on the actual transaction and program.
Can I refinance using a P&L?
Selected rate-and-term and cash-out programs may be available.
How long does approval take?
There is no universal timeline.
P&L preparation, verification, appraisal, title and underwriting affect timing.
Is preapproval guaranteed?
No.
Preapproval is conditional on acceptable documents, property, appraisal, title, insurance, underwriting and closing conditions.
Reviewed by Rodney Rose
Loan Officer / Branch Manager
NMLS #1396861 · DRE #00853403
E Mortgage Capital, Inc. · NMLS #1416824
Rodney Rose helps business owners and independent professionals compare P&L, bank-statement, tax-return, 1099, asset-based, jumbo and investment-property mortgage options.
Last reviewed: July 25, 2026
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