Properties located in rural/underserved counties as defined in 1026.35(b)(2)(iv)(A) are exempt.
1026.35(b)(2)(iv)(A) A county is "rural" during a calendar year if it is neither in a metropolitan statistical area nor in a micropolitan statistical area that is adjacent to a metropolitan statistical area, as those terms are defined by the U.S. Office of Management and Budget and as they are applied under currently applicable Urban Influence Codes (UICs), established by the United States Department of Agriculture's Economic Research Service (USDA-ERS). A creditor may rely as a safe harbor on the list of counties published by the Bureau to determine whether a county qualifies as "rural" for a particular calendar year.
it doesn't mention that you have to be a small creditor.
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Can't is not an option.