Your Income is Real.
Your Loan Should Be Too.
You built something. You earn real money. But your tax return says otherwise — because you’re smart about write-offs. Non-QM loans are built for you. No W-2s. No tax returns. Just a path forward.
Perfect for:
Six Paths to Yes
Most lenders have one box. If you don’t fit, they say no. I have six programs designed around how real people actually earn money.
Bank Statement Loans
Your tax return says one number. Your bank account tells the real story. Qualify using 12–24 months of personal or business deposits — no W-2s, no tax returns.
- Credit Score620+ (680+ for best pricing)
- Statements12 or 24 months
- Down Payment10–25%
- Self-Employed2+ years typically
- Best ForBusiness owners, 1099 earners
Investor FavoriteDSCR Loans
Your W-2 is irrelevant. The property qualifies itself. We look at rental income vs. monthly debt — that’s it. Perfect for scaling a real estate portfolio without income limits.
- Credit Score620+ (680+ ideal)
- Min DSCR1.00–1.25 (varies by lender)
- Down Payment20–25%
- LTV (Refi)Up to 75–80% cash-out
- Best ForSFR, multifamily, STR investors
P&L Loans
If your accountant prepares a Profit & Loss statement, that’s your income documentation. No bank statements, no tax returns — just your business’s bottom line.
- Credit Score680+ typically
- P&L Period12 or 24 months
- Down Payment15–25%
- CPA LetterRequired for certification
- Best ForLLCs, S-corps, sole proprietors
No SSN NeededITIN Loans
No Social Security number is not a disqualifier. If you have an Individual Taxpayer Identification Number and are building your life in the U.S., homeownership is within reach.
- Credit Score620+ (or alt. credit history)
- Down Payment15–25%
- DocumentationITIN + income verification
- History Needed2 years U.S. residency / income
- Best ForForeign nationals, immigrants
Short-TermFix & Flip Loans
Fast capital for property renovation projects. Loan decisions based on the deal, not your income. Fast closings get you to the table before the competition.
- Credit Score640+ typically
- Loan Term6–24 months
- LTVUp to 90% LTC / 70–75% ARV
- Closing Speed10–21 days possible
- Best ForRehabbers, house flippers
Bank Statement HELOC / 2nd Liens
Home equity at record highs + most owners rate-locked under 5% = second liens are the fastest-growing Non-QM segment. Access your equity without touching your first mortgage.
- Credit Score660+ typically
- CLTVUp to 80–85% combined
- DocumentationBank statements (12–24 mo)
- Use of FundsBusiness, investments, reno
- Best ForSelf-employed homeowners
The Smart Tax Paradox — and How We Solve It
Here’s the cruel irony of self-employment: the smarter you are about taxes, the harder it is to get a conventional mortgage.
Every legitimate deduction you take — home office, vehicle, equipment, business meals — reduces your taxable income. Which is great at tax time. But your mortgage underwriter looks at that same number and thinks you don’t earn enough to buy.
I saw borrowers being turned away for loans they absolutely could afford — because conventional underwriting was designed for W-2 employees, not for the nearly 70 million Americans working in the gig economy or running their own businesses.
Non-QM lending breaks that cycle. Bank statement loans look at your actual deposits — the money that moves through your accounts — not the number your accountant minimized for the IRS.
Find My Program →
Real Example Scenario
Restaurant Owner, Annual Revenue $320,000
Tax Return Shows
= Conventional denial
Bank Statements Show
= Qualifies for Non-QM ✓
*Illustrative example. Business expense factor applied (typically 50% for business accounts). Actual qualifying income varies by lender and documentation.
⚡ Also a licensed Florida Real Estate Broker
That means I can help you find the property AND structure the financing. One advisor. No dropped handoffs. No miscommunication between your agent and your lender. That’s One Agent. One Lender.
Which Non-QM Program Fits You?
Answer 4 quick questions — I’ll match you to the right loan program instantly.
What’s your primary income situation?
What does your credit situation look like?
What’s your purchase or refinance goal?
How would you describe your income documentation?
Your Best Match
Based on your answers, here’s the program that fits best.
Schedule a Free Call to Confirm →DSCR Calculator — Built for Florida Investors
Toggle between long-term rental and short-term rental (STR) modes. STR mode applies the standard 75% income factor most lenders use for Airbnb / VRBO properties.
Calculate My DSCR
*Estimate only. For illustrative purposes. Actual qualification depends on lender guidelines, credit, reserves, and property type. Consult a licensed mortgage broker before making financing decisions.
DSCR Eligibility Tiers
Different DSCR ratios unlock different terms. Here’s what most lenders look for in 2025:
| DSCR Range | Qualification | Max LTV | Notes |
|---|---|---|---|
| 1.25+ | Strong | Up to 80% | Best rates & terms |
| 1.00–1.24 | Qualifies | 75–80% | Standard programs |
| 0.75–0.99 | Limited | 65–70% | Higher reserves req’d |
| Below 0.75 | Contact Us | Case by case | Asset-based options |
💡 Florida STR Tip: Airbnb and VRBO income in markets like Orlando, Tampa, and the Gulf Coast can qualify on 75% of gross projected rental. Vacation rental markets are prime DSCR territory — and I know them well.
Document Readiness Checklist
Select your loan type and check off what you have. This helps you know exactly where you stand before we talk — so we don’t waste any of your time.
Identity & Credit
Income Verification
Business Documentation
Property & Assets
Identity & Credit
Property Income
Property Documentation
Assets & Reserves
Identity & Business
The P&L Document (Critical)
Supporting Income Docs
Assets & Property
Identity Documents
Income & Credit
Assets & Down Payment
Legal Note
From First Call to Clear to Close
I keep the process simple and transparent. No surprises. No chasing paperwork blindly. Here’s what working with me looks like.
Free Strategy Call
We talk through your income, goals, and timeline. I identify the right program before you submit a single document.
Document Collection
Using your personalized checklist, we gather only what’s needed. No overloading you with unnecessary paperwork.
Pre-Approval & Lender Match
As a broker, I shop your file across multiple wholesale lenders to find the best rate and terms for your scenario.
Close & Move Forward
Most Non-QM loans close in 30–45 days. I’m with you from application to keys — or portfolio growth.
Non-QM Questions, Answered Honestly
Ready to Find Out What You Actually Qualify For?
Most people are surprised at what’s possible when the right program is matched to their actual income. Let’s spend 20 minutes and find out where you stand — no cost, no commitment.
Free 20-Minute Strategy Call
Free DSCR or Bank Statement Analysis
NMLS Licensed — No Hard Pull to Consult
Stacy Ann Stephens | Mortgage Broker | NMLS #1933745
Jhenesis Mortgage NMLS #2532705 · stacyann@jhenesismortgage.com
Free Strategy CallNo income required to consult
Talk to Stacy →