Self-Employed Mortgage Loans
Qualify with deposits, not tax returns.
Bank-statement and alternative-documentation loans built for 1099 contractors, freelancers, and business owners in Texas and Florida. The write-offs that lower your tax bill shouldn't lower the home you can afford.
Overview
Self-employed borrowers can qualify for a mortgage using 12 to 24 months of bank statements instead of tax returns. This is called a bank-statement loan, a type of non-QM lending built specifically for 1099 contractors, freelancers, and business owners whose tax-deductible write-offs reduce their qualifying income on conventional loans. Available across Texas and Florida.
Who this is for
Built for borrowers banks don't understand.
1099 contractors
Independent contractors, gig workers, and consultants who file Schedule C — bank-statement programs let you qualify on your actual deposits.
Business owners
S-corps, LLCs, and partnerships where business deductions lower your taxable income. We use your business bank statements to verify real cash flow.
Freelancers and creatives
Variable income across multiple clients, no W-2, and a brokerage rejection or two? Alternative-doc loans were built for exactly this situation.
The basics
Six things self-employed buyers should know.
Your tax write-offs hurt you on conventional loans
Conventional lenders use your net income after deductions. The same write-offs that lower your tax bill also lower the loan you qualify for. Bank-statement loans solve this.
Bank statements replace tax returns
Most bank-statement programs use 12 or 24 months of business or personal bank deposits to calculate qualifying income — not your filed returns.
You usually need 2 years of self-employment history
Most lenders require 24 months of self-employment in the same line of work. Some programs allow 12 months with strong compensating factors.
Down payment is typically higher than conventional
Bank-statement loans usually require 10-20% down depending on credit and the loan amount. Lower than people expect, but higher than first-time conventional minimums.
Credit and reserves matter more here
Without tax returns to anchor your file, lenders weigh credit score and cash reserves more heavily. Strong credit gets you better terms.
These are not subprime loans
Bank-statement and non-QM loans are not the same as the subprime products of the 2000s. They're underwritten with full documentation — just different documentation than a W-2 borrower provides.
Loan Programs
Programs self-employed borrowers actually qualify for.
Bank-Statement
Qualify on 12 to 24 months of deposits.
The core self-employed program. Uses your business or personal bank deposits to calculate qualifying income — no tax returns required. Available across Texas and Florida for primary residences, second homes, and investment properties.
P&L Only
Qualify with a CPA-prepared profit and loss statement.
For business owners with strong, documentable cash flow but who don't want to provide bank statements. Requires a CPA-prepared P&L for the trailing 12-24 months.
1099-Based
Qualify on your 1099 income.
Built for independent contractors and gig workers. Uses your 1099 income directly instead of net Schedule C income after deductions. Often a strong option for high-earning contractors.
Conventional
If your tax returns support the loan.
Conventional financing is still on the table if your tax returns show enough qualifying income. Generally the lowest-cost option when it fits. I'll tell you honestly which path makes more sense for your situation.
Learn more →How it works
Four steps for self-employed buyers.
Discovery call
We talk through your business structure, income picture, and goals. I'll tell you which programs likely fit before you fill out anything.
Document review
I review your bank statements, 1099s, or P&L to confirm qualifying income — usually within a few business days.
Pre-qualification
Once your file is solid, I match you to the right lender and program. You'll have a clear picture of what you can comfortably afford and on what terms.
Application and close
When you're ready, we submit the full application together. I keep your file moving through underwriting to keys in hand.
Frequently asked
Self-employed buyer questions, answered.
Next step
Let's talk about your numbers.
Start your application when you're ready, or send me a quick note about your situation first — either path works.