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  • Learn about our Non-QM Alternative Mortgage Loans

    June, 18, 2024


    Bank statement loansNo Proof of Income Investor Loans | Asset Based Loans | 1099 Loans | Foreign National Loans

    Traditional mortgage rules require all lenders to prove, document, and verify sufficient income to safely afford a mortgage payment.

    But face it, not everyone fits the cookie cutter mode of traditional home loans, especially the self employed. The ability to write off items on your taxes can made it look on paper like you are starving, yet you really do just fine.

    Therefore you need a non-traditional mortgage loan product, and that is exactly where our line of Non-QM loans helps the self employed borrower. Review this page for more information on the popular bank statement for income loan, the asset based programs, and even the true no income documentation loans for investment properties.

    Learn about our no income doc, bank statement, asset based, 1099 income, and other non traditional alternative mortgage loans.

    Here we will review many of the current alternative loan option including bank statements loans, non-prime loans, asset based qualifying, and even no doc investor cash flow options.

    Bank statement loans


    Current traditional loan lending rules REQUIRE ALL LENDERS to document sufficient monthly income to safely afford the house payments. Traditional loans like Fannie Mae, Freddie Mac, FHA loans, and VA loans, all deem this proof as regular documented income, like pay stubs, tax returns, social security, child support, etc.

    For self employed borrowers, lenders will look at your last two-years Federal Tax Returns, both business and personal. If you get 1099's, you are considered self-employed. We look at your return, and essentially, whatever you report to the IRS as taxable income is what we use for mortgage qualifying. If you write your income down, that is great for not paying taxes, but a gigantic problem for home loan qualifying. Learn more about self-employed mortgage loans.

    For those who received tipped income, commission, or others who income varies, your income will be averaged over two-years based on W2's and tax returns.

  • NON-QM, NON-TRADITIONAL Mortgage Loans for 2023 and beyond

    Non-Traditional mortgage loans, now commonly called Non-QM (Non-Qualified Mortgage) are back and gaining in popularity.


    1. Bigger down payment requirements (no less than 10%)
    2. Higher interest rates (starting about 1% higher than regular loans, and go up from there)
    3. Higher Closing Costs

    Basically you have four current alternative mortgage loan options:

  • BANK STATEMENTS for Income Proof Loans

    Bank statement loans are our most popular alternative documentation loan product. With bank statement programs, generally lenders will use either 100% of personal bank statement deposits, or 50% of business bank statements as your qualifying income. If you are a joint owner, business accounts are 50% of deposits, then divide by the number of owners.

    The terms are generally available as both fixed and adjustable rate mortgages, with significantly higher interest rates than traditional loans. Down payment requirements typically tend to be at least 20% down or more, but as little as 10% is possible with good credit.

    • 12 Months personal statements - 100% of deposits *
    • 12 or 24 month bank statements - 50% of deposits divided by number of owners in company
    • Must be self employed at least two-years (and be able to prove it)
    • Rates starting about 1.50% higher than standard loans with excellent credit. (call 651-552-3681 for quote, or complete our Quick Quote Form)
    • 4 years since:
      • Foreclosure
      • Short Sale
      • Bankruptcy
      • Deed-in-Lieu
    • Up to 80% Loan-to-Value with no PMI
    • Up to 90% Loan-to-Value with a 720+ credit score
    • Loans up to $3 million
    • Minimum loan amount $150,000
    • 30-year fixed rates only
    • Purchase or Refinance
    • Owner-occupied, 2nd home, and rental properties allowed.

    * Obvious "income" deposits. One time event deposits do not count. For example, you receive a large deposit from the estate of your parents would not count as income.


  • Investor Cash Flow Mortgage Loan

  • NO Proof Of Income Loans for Investors

    Investor Cash Flow DSCR Loans ( Debt Service Coverage Ratio )

    Are you an investor?  Buying a rental property?

    We have loans for investors ONLY that all you to qualify based on the simple concept that the property cash flows.

    No income documents, like W2's or tax returns required. 

    As an investor, buying homes under traditional conventional programs can many times be a major hassle with submitting complicated tax returns, income statements, how many homes do you already own, cash reserve requirements, and more make it difficult for many investors.

    We make it easy to qualify to buy more homes with our Cash Flow loan, which allows you to qualify simply based on a rental analysis of the property to determine cash flow. If it cash flows, you are good!  This saves you all the hassle of the complicated income statements and tax returns of conventional loans

    • No personal income used to qualify
    • Qualification based on property cash flow
    • 2 years seasoning for foreclosure, short sale, bankruptcy or deed-in-lieu
    • Credit scores down to 680
    • Rates starting in the mid 4’s with excellent credit.
    • Up to 80% Loan-to-value - Buy may be lower depending on situation
    • No Debt-to-Income restrictions
    • MUST have a current primary home mortgage
    • Property can NOT be rural
    • 1-4 units and condos
    • No limit on number of properties financed (but just 5 with us)
    • Loans up to $1.5 million
    • Seller paid closing costs up to 2% of the purchase price.
    • 7/1 ARM and 30-yr fixed Available

    Learn more about our no doc rental property loans.


  • Investor Cash Flow Loan Benefits for Realtors

  • 1099's Only for Income Proof Loan

    Are you technically self employed because you received 1099's instead of W2's and a regular paycheck with withholdings?  Then we have a program for you. A great alternative to bank statement loans for those who are technically self employed because they receive 1099's instead of W2's, but you essentially are unable to qualify for a standard full documentation loan because of write-offs.

    Under this program, we basically take your 1099's, add them up, then give you 80% of the total of the 1099's as qualifying income for a mortgage loan.

    We will also need your last 12 months bank statements. We will add up the deposits on the statements to 'support' your 1099 income. For example, if your 1099's equaled $100,000 last year, your last 12 months of deposits should also be in the ballpark of $100,000 too.

    • Use most recent one or two years 1099's, plus year-to-date earning statement as proof of income
    • 1099 must be from a single company
    • Must be 1099 (self employed) for at least two-years
    • Minimum score at least 640
    • No tax returns needed
    • Max loan-to-Value 80% with a 640 score
    • Max loan-to-value 90% with a 700 score
    • Loans to $3 million
    • Minimum loan size $150,000
    • Purchase, refinance, or cash out refinance allowed
    • Four years since foreclosure, short-sale, bankruptcy, or deed-in-lieu



    In lieu of normal income documentation, borrowers with significant net worth may qualify for a mortgage loan by documenting sufficient assets to cover the following:

    • Loan amount, and
    • down payment, and
    • closing costs and pre-paids (escrows), and
    • 5-years of current monthly other debt (car loans, credit cards, student loans, etc), and
    • have no less than 6 months of the new house payment still left over.

    Qualification is based solely on borrowers assets with the following formula:

    Loan Amount Needed
    + Monthly Other Debt (car loans, credit cards) times 24 months,
    + Principal, interest, taxes, and insurance (times 12 months)------------------

    = Minimum total assets needed to qualify!

    Assets allowed:

    100% of Checking, Savings, money market. 75% of Annuities, mutual funds, stocks, bonds. 70% of retirement accounts (401k, IRA, SEP, KEOGH)

    Other Features:

    • No income proof needed
    • No employment needed
    • No Tax Returns
    • 720 credit score or higher
    • Maximum loan is 80% of purchase price or appraised value in a refinance (80% to $1m, 75% to $1.5m, 70% to $2m)
    • Retirement (non 401k) accounts - Borrower under 59 1/2 = 70% of value. Over 59 1/2 80% of value
    • Retirement 401k accounts - Maximum of 50% of borrowers vested value may be used. 401k may account for no more than 50% of
    • borrowers total assets used to qualify
    • All assets used must be personal. Business assets not allowed
    • Funds from or deposits from or within a Trust Account will not be allowed


    Foreign National Loans

    This mortgage program is designed for foreign nationals wanting to purchase or refinance a home in the United States.  No income or US Credit required to qualify

    • Minimum down payment 30%
    • Maximum of 65% loan-to-value for a cash out refinance
    • No U.S. credit score needed.
    • Assets must be sourced and seasoned for at least 60-days IN A US BANK ACCOUNT
    • At least 12 months of the house payment left in a U.S. Bank account after closing
    • ACH auto payment required
    • Primary residence can NOT be in the United States
    • Loan amounts from $75,000 to $1,500,000


  • Forbearance Guidelines

    If you've been in forbearance:

    • Must be at least 24 months past forbearance, with no mortgage late payments (0x24).
    • If you missed any payments during your forbearance, application denied.
    • If was in, but now out of forbearance, and all payments made, there is no waiting period.

    YES, but due to the nature of these loans, we will make all efforts to qualify you for a traditional loan, and discuss putting yourself into position to refinance into a traditional loan as soon possible.

    If one of these alternative mortgage loan programs fits your situation, and you meet the basic criteria above, by all means, you should apply online or call our office at (651) 552-3681 to discuss your situation.

  • History of NO DOC / Stated Income Mortgage Loans

    "NO DOC" loans had been around for years, and served a niche market for the self-employed, commission, and tipped income home owners. Because of their additional risk, they came with higher interest rates, bigger down payments, and generally were only available to self-employed people with a minimum of 2-years provable self-employment history and trouble documenting their true income.

    As the home loan markets changed through the early 2000's, these loans grew in popularity, especially once Wall Street introduced new no doc, stated income stated assets (SISA), stated income verified assets (SIVA), no income no asset, job (NINA), and other ridiculous variations with underwriting guidelines so silly almost anyone could qualify for a home loan. Interest rates on these loans became only slightly higher than regular loans, and down payment requirements dropped to sometimes even zero down!

    These new variations turned a great niche mortgage program into what became commonly known as liar loans. This was because because home buyers were easily allowed to misrepresent their true circumstances, and Loan officers were more than happy to look the other way to close a loan. Theses loans were highly abused by consumers, and bad loan officers everywhere, as people realized they could easily get a loan they either should not be getting at all, or more commonly, to get a bigger loan than they normally would have received.

    These straight up liar loans were some of the first casualties of the mortgage market meltdown that started in 2007, as many of these customers were some of the very first people to end up in foreclosure. Gee, go figure... Lenders everywhere quickly pulled them from their product lines, and Washington politicians went crazy right after that throwing up numerous rules and regulations that essentially makes these loans now impossible, or banned them completely.

    Of course the idea was to eliminate the fraudulent loans, but unfortunately, this left many manyy very legitimate self-employed, commissions, and tipped income people who truly need and benefited from these types of loans without any home financing options, especially once the Dodd / Frank Financial Reform Laws went into effect in 2010.

    As we get further away from the financial crisis of 2008, these unique portfolio loans have slowly crept back into the market.

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