Non-QM Loan Programs

The Deals Other Loan Officers Can't Close.
I Specialize in Them.

Self-employed? Investor? Recent bankruptcy? Foreign national? No tax returns? If a traditional lender said no, you're in the right place. I carry 9+ Non-QM programs that most LOs don't even know exist.

Every Non-QM Program I Carry

Each program below solves a specific problem. Find yours. Call me. I'll tell you which one fits — and what you need to bring.

Most Popular — Investors

DSCR Loans

Qualify on the rental income of the property — not your personal income. No tax returns. No W-2s. No employment verification. If the rent covers the payment, you can close. Harvard projects 3 million new renters by 2035. A record 113,000 single-family rentals were built in 2024. This market is not slowing down.

No-Ratio DSCR available — a program most LOs don't know exists. Works even when the rent doesn't fully cover the payment. Minimum 620 FICO. Purchase, rate/term refi, and cash-out. 1-4 unit investment properties.
Self-Employed

Bank Statement Loans

12 or 24 months of personal or business bank statements replace tax returns entirely. Built for self-employed borrowers whose write-offs kill their qualifying income on paper.

Business bank statements: average monthly deposits × expense factor = qualifying income. Personal bank statements: average monthly deposits = qualifying income. Minimum 620 FICO. Primary, second home, and investment.
Self-Employed

P&L Only Loans

A CPA-prepared profit and loss statement is all you need. No tax returns. No bank statements. Fastest qualification path for active business owners.

CPA must prepare and sign the P&L on their letterhead. Covers the most recent 12 or 24 months. Minimum 620 FICO. Primary and investment properties.

Asset Depletion

Use liquid assets to qualify instead of monthly income. Works for retirees, high-net-worth individuals, and anyone sitting on savings or investments.

Total qualifying assets ÷ 360 months (or 240/120) = monthly qualifying income. Stocks, bonds, retirement accounts, savings all count. No employment required.
Jumbo — Up to $3.5M

Prime Jumbo Non-QM

For borrowers who just miss qualifying for conventional or jumbo. Loan amounts up to $3.5 million. 90% LTV with no MI on purchase and refi. 80% LTV cash-out.

660+ FICO. No tax returns needed — qualify via bank statements, W-2, 1099, P&L, written VOE, or asset conversion. 48-month BK/foreclosure seasoning. Up to 50% DTI. Max $1M cash-out. Primary, second home, and investment.

Recent Credit Event

Bankruptcy discharged yesterday? Foreclosure last month? Most lenders make you wait 2-7 years. I have programs that close as soon as 1 day out of BK.

Chapter 7 or 13: eligible immediately after discharge on select programs. Foreclosure: 1 day seasoning available. Higher down payment and rate required. 600+ FICO typical.

ITIN Loans

Individual Taxpayer Identification Number instead of Social Security. For borrowers without a SSN who file taxes and have established credit in the U.S.

ITIN required (not SSN). 12-24 month bank statements or 2 years tax returns. Minimum 660 FICO equivalent. Primary residence. Up to 80% LTV.

Foreign National Loans

Non-U.S. citizens purchasing property in the United States. No U.S. credit history required. No U.S. income required.

Valid foreign passport. U.S. bank account. 25-30% down typical. Primary, second home, or investment. Loan amounts vary by program.

Non-Warrantable Condos

Condo HOA doesn't meet Fannie/Freddie guidelines? Too many investor units? Pending litigation? I have programs that close non-warrantable condos that other lenders reject.

Investor concentration above 50%. New construction with low pre-sales. Single-entity ownership above 25%. Pending litigation. 680+ FICO typical. Higher down payment.

Questions I Hear Every Week

What is a Non-QM loan?
Non-QM means "Non-Qualified Mortgage." It's a loan that doesn't meet the strict documentation rules of conventional, FHA, or VA loans. It's not subprime — it's alternative documentation. Instead of tax returns, you qualify with bank statements, rental income, assets, or P&L statements. These programs exist because traditional underwriting doesn't work for everyone, especially self-employed borrowers and real estate investors.
Are Non-QM rates higher?
Yes, typically 0.5-2% higher than conventional rates depending on the program. But for borrowers who can't qualify conventionally — because of write-offs, complex income, or credit events — the alternative is not buying at all. The rate premium is the cost of access.
What is No-Ratio DSCR?
Standard DSCR requires the rental income to cover the payment (ratio of 1.0 or higher). No-Ratio DSCR removes that requirement — you can qualify even when the rent doesn't fully cover the payment. This opens the door for higher-value properties in appreciating markets where the investment thesis is equity growth, not day-one cash flow. Most LOs have never heard of this program.
I just came out of bankruptcy. How soon can I buy?
On select Non-QM programs: 1 day after discharge. You'll need a larger down payment (typically 20-30%) and the rate will be higher, but you can buy a home immediately. On FHA, you wait 2 years. On conventional, you wait 4 years. Non-QM is the fastest path back to homeownership after a credit event.
Can I buy multiple investment properties with DSCR?
Yes. There is no limit on the number of DSCR loans you can have. Each property qualifies independently based on its own rental income. This is how investors scale portfolios — one property at a time, each standing on its own numbers.

Got a Scenario Other LOs Couldn't Close?

Call me. Describe the file. I'll tell you which program fits — or if it doesn't.

☎ Call 832-701-8144Book a Strategy Session