Self-Employed · 1099 · Investors · Asset-Rich
Banks said no? Non-QM says yes.
Non-QM loans are real, fully-funded mortgages — they just qualify you a different way. Bank statements instead of W-2s. Rental income instead of personal income. Liquid assets instead of pay stubs. If your file doesn't look like a textbook conventional loan, this is probably the right path.
Bank-Statement Loans
12 or 24 months of personal or business statements — no tax returns required.
DSCR (Investor) Loans
Qualify by the property's rent, not your personal income. Built for landlords.
Asset-Depletion
Strong portfolio but low taxable income? Qualify off your assets.
1099 / P&L Only
Self-employed with clean 1099 history or accountant-prepared P&Ls.
30+
Years closing loans in the CSRA
NMLS# 148371
License
GRMA# 5819
State authority
Required disclosures honored
Equal Housing Lender
Non-QM programs
Designed for the way real businesses run.
Conventional underwriting wants two years of clean tax returns. Most successful self-employed borrowers write off as much as they legally can — which is great for taxes, brutal for a Fannie/Freddie file. Non-QM looks at the same borrower differently.
Self-Employed
Bank-Statement Loan
Qualify on 12 or 24 months of personal or business bank statements. No tax returns. No P&Ls required for many investors.
- 12 or 24 months personal statements
- Or business statements with expense factor
- Up to high-balance / jumbo amounts
- Owner-occupied, second home, or investment
Investor
DSCR Loan
Property cash flow qualifies the loan. Personal income isn't verified. Built for buy-and-hold landlords and short-term rental investors.
- Qualify off the property's rent
- No personal income docs required
- Single-family, 2-4 unit, condo, STR
- Cash-out refi to scale your portfolio
Asset-Rich
Asset-Depletion
Liquid investments and retirement assets used to calculate qualifying income — even if you take little or no W-2 pay.
- Brokerage, retirement, and cash counted
- Common for retirees and FIRE buyers
- Large-balance and jumbo amounts available
- Combine with other Non-QM features
1099 Earner
1099-Only Income
One year of 1099 history can qualify. No tax returns required for many investors. Built for high-earning contractors.
- 1 or 2 years of 1099s
- Common for sales, real estate, healthcare
- Often pairs with bank-statement program
- Works for purchase or refi
Profit-and-Loss
P&L-Only
An accountant-prepared profit and loss statement may be enough — no tax returns, no bank statements required for some investors.
- CPA-prepared P&L for 12-24 months
- Strong fit for established small businesses
- Faster doc collection cycle
- Up to jumbo amounts
Recent Credit Event
ITIN / Recent Event
Foreclosure, short sale, or BK in your past? Some Non-QM investors are comfortable closer to the event than agency rules allow.
- Shorter waiting periods than agency
- Compensating factors matter
- ITIN borrower programs available
- We'll tell you up front if it's a fit
Important
Non-QM isn't “subprime.” It's common sense.
Non-QM stands for “non-qualified mortgage” — meaning the loan doesn't fit Fannie Mae or Freddie Mac's rigid W-2 box. That's it. These are real, fully-underwritten loans from major investors. Down payments and credit standards are typically similar to conventional. The income calculation is just honest about how you actually make a living.
- Real underwriters reading real documentation
- Down payments typically 10–20%, similar to conventional
- Credit standards similar to conventional, not “sub-prime”
- Rate premium reflects the alternative documentation, not loan quality
Quick example
The contractor who “makes too much” on paper
You own a small construction company. Last year you grossed $400K, but after equipment, vehicles, depreciation, and your accountant's magic, your tax return shows $58K. A conventional underwriter qualifies you off that $58K.
On a 24-month bank-statement program, the same borrower may qualify off $260K of average deposits. Same business, same cash flow — radically different mortgage outcome.
Illustrative only. Qualifying income depends on the specific program, deposit consistency, and underwriter review.
Non-QM FAQ
Common questions from self-employed and investor buyers.
Are Non-QM rates much higher?+
Do I need 20% down?+
Can I refinance later into a conventional loan?+
Do you do DSCR for short-term rentals?+
Will I close in 30 days?+
Talk to a lender and broker who understands self-employed.
Tell us how you actually earn — bank statements, 1099s, rental income, brokerage assets — and we'll match you to the right program. No credit pull until you're ready.