Frequently Asked Questions

A non-QM (non-qualified mortgage) loan is designed for borrowers who don't fit conventional lending guidelines — such as self-employed individuals, real estate investors, or those with non-traditional income documentation. Instead of requiring standard W-2s and tax returns, non-QM programs use alternative documentation like bank statements, asset depletion, or rental income to qualify. This gives creditworthy borrowers access to financing that standard programs would otherwise deny.

A bank statement loan qualifies you based on the deposits shown in your bank statements rather than your tax returns. It's built specifically for business owners and self-employed borrowers whose tax filings don't fully reflect their actual cash flow. Lenders typically review 12–24 months of statements to determine your qualifying income.

Yes, stated income programs still exist for qualified borrowers, though they work differently than before the 2008 changes. Today's stated income loans typically require a reasonable, verifiable income figure alongside other compensating factors like assets, credit, or down payment — rather than income verified solely through tax documents.

1099 loan programs are designed for independent contractors, gig workers, and commission-based earners whose income is reported via 1099 rather than W-2. Qualification is typically based on your 1099 earnings history rather than standard payroll documentation — making these programs ideal if traditional income verification doesn't reflect how you actually earn.

Yes. Our investor and portfolio loan programs are built for purchasing, refinancing, or cash-out on investment properties — including options that qualify based on the property's rental income (DSCR) rather than your personal income. This makes them especially useful for investors who own multiple properties or whose personal tax returns don't show the full picture.

Yes. Our farm and ranch loan programs are built for agricultural operations, covering purchase or refinance scenarios tied to farmland, ranch property, and related operations. A specialist can walk you through available structures based on your acreage, operation type, and financing goals.

Yes. Our self-employed and bank statement loan programs let you qualify using 12–24 months of personal or business bank statements instead of tax returns, since your deposits — not your write-offs — determine your qualifying income. Many self-employed borrowers who are turned down elsewhere find these programs an ideal fit.

Personal bank statements are typically used when your income flows directly into a personal account. Business bank statements are used when income runs through a dedicated business account — in this case, lenders generally apply a larger expense-factor deduction to account for business operating costs before arriving at your qualifying income. A specialist can help you determine which approach produces the most favorable outcome for your scenario.

Requirements vary by program and lender, but because non-QM loans don't rely on tax-return income verification, they generally call for stronger credit and a larger down payment than a fully-documented conventional loan. A specialist can walk you through exact figures for your specific scenario — these vary meaningfully depending on loan type, property, and lender guidelines.

It's possible with strong compensating factors — such as a larger down payment, healthy reserves, or relevant prior industry experience. Eligibility varies by lender and program, so it's worth discussing your specific situation with a specialist rather than assuming you won't qualify.

No. Requesting a quote or pre-qualification through our forms uses a soft credit pull, which does not impact your credit score. A hard credit inquiry only occurs later in the process, if and when you move forward with a formal loan application.

Most submissions receive a response within minutes during business hours (Monday–Friday, 9 AM–6 PM), and always within one business day. A specialist will reach out to discuss your scenario as soon as your request is reviewed.

No. Submitting a form or requesting a quote is informational only and does not constitute a loan application or a commitment to lend. It simply starts a conversation with a licensed specialist about your options — with no pressure and no obligation.

A specialist reviews your scenario and reaches out to discuss which programs fit your situation and what the next steps would look like. You'll have the opportunity to ask questions, explore options, and move at whatever pace makes sense for you.