When Your Success Story Doesn't Fit Their Forms
Non-QM loans are not shackled to the restrictive guidelines imposed on government-sponsored enterprises like Fannie Mae and Freddie Mac, allowing them to offer flexibility in qualifying criteria that traditional mortgages simply can't provide. With the proliferation of the gig economy, self-employed Americans are on the rise, these loans help serve complex borrowers who don't fit cookie-cutter qualification boxes. Savvy borrowers understand Non-QM financing as access to ownership when traditional income documentation fails to reflect true earning capacity or financial strength.
Available Programs
Loan Terms
- 15-Year
- 30-Year
- Interest-Only Options
- Bridge/Short-Term Financing
Rate Type Options
- Fixed Rate
- Adjustable Rate (ARM)
- Interest-Only Periods
Specialized Programs
- Bank Statement Qualification
- Asset Depletion Qualification
- DSCR (Debt Service Coverage Ratio) Loans
- ITIN / Foreign National Financing
- Fix and Flip Investment Loans
Refinance
- Cash-Out Refinancing
- Rate-and-Term Refinancing
- Bridge Refinancing
When Smart Tax Strategy Meets Stubborn Lending
By some measures, 95% of all investment properties in the U.S. are owned by “mom & pop” landlords, individuals like you, who use the tax code to its fullest by writing off legitimate expenses to reduce taxable income. The same pattern shows up with self‑employed borrowers: you reinvest in your business, manage deductions responsibly, and keep taxable income low because that’s simply good financial management. Sadly, when it comes time to apply for a traditional mortgage, that smart tax strategy often works against you.
Non‑QM lending recognizes that financial strength isn’t defined by taxable income alone. It shows up in liquid assets, property cash flow, business revenue, bank statements, and even international income, sources that traditional underwriting often ignore.
Basic Qualifications Framework
Credit Requirements
- Minimum score is product specific (620 for many)
- 680+ for optimal rates and terms
- Alternate credit for Foreign Nationals accepted
Down Payment Requirements
- Directly related to loan product and credit score
- 10% in very limited cases
- 20% or more for most programs
- 15-30% for investment properties
Income & Employment
- 12 or 24 Bank Statement Option
- Asset Depletion - Liquid Investments calculated as income
- DSCR – only cash flow of subject property considered to qualify
- Foreign income and employment acceptable
- Profit & Loss or 1099 12-month history
Property Eligibility
- Primary residence, second home, investment property
- Single-family, condo, townhome, 2-4 unit property
- Multi-family (5+ units)
- Non-warrantable condo and condotel
- Mixed-use and unique property
Mortgage Insurance
- No MI required in most cases
Non-QM Expertise Essential
Non-QM loans offer a vast array of alternative methods to determine borrower eligibility, which requires a deep knowledge of different underwriting processes, documentation requirements and qualification strategies. I understand how to position complex borrower profiles for approval and structure loans that maximize approval odds while minimizing costs.
Ready to explore Non-QM financing solutions? Contact me — No more trying to fit into their definition of "qualified", lets create your custom solution together.
**Nothing on this page is a commitment to lend, an offer of credit, or a guarantee that you qualify. All loans are subject to credit approval, underwriting review, and program guidelines. Terms, conditions, and availability may change without notice.