I Know What It Feels Like to Not Fit the Mold
When I bought my first investment property at 21, I was not a salaried employee with two years of W-2 income. I was figuring out how to build something of my own. And I learned fast that the mortgage industry was not built for people who think that way.
I have seen the same story repeated hundreds of times: a business owner who built something real, who makes more in a month than most people make in a quarter, gets told they do not qualify. Not because they are not financially strong — because their income looks complicated on paper. Write-offs reduce taxable income. Revenue runs through an LLC instead of a paycheck. These are signs of a smart business person — not a risky borrower.
My job is to find the right program for how you actually earn money. If you have been told you do not qualify — there is almost always a way. Let us find it.
Loan Programs for Self-Employed Borrowers
Bank Statement Loans
12 or 24 months of personal or business statements. No tax returns. Income = average monthly deposits. Up to $3M+. Best for strong deposits with significant write-offs.
1099 Income Loans
Use 1099 forms instead of tax returns. Gross 1099 income used — no expense deductions. Great for real estate agents, consultants, freelancers, and gig workers.
P&L Loans
CPA-prepared P&L for 12–24 months. Best when your P&L shows strong net income but tax returns reflect aggressive deductions. 680+ credit typical.
DSCR for Investors
No personal income docs at all. Investment property qualifies on rental cash flow. Perfect for self-employed investors building a portfolio. LLC borrowing common.
Conventional Full-Doc
If your tax returns show sufficient income, conventional is the most cost-effective — best rates, 3–5% down primary. Always worth checking first.
Asset Depletion
High-net-worth borrowers with substantial liquid assets but irregular income. Assets divided by loan term = imputed monthly income. Typically $500K+ in assets, 700+ credit.
Why Self-Employed Borrowers Get Denied — and How We Fix It
Conventional lenders use your federal tax returns — specifically adjusted gross income after all deductions. For a business owner who correctly writes off depreciation, home office, vehicle, equipment, and other legitimate expenses, taxable income can be a fraction of what you actually bring home.
Same Borrower, Different Programs
Rudy runs every applicable program for you and shows qualifying income and loan amount side by side. Two to three times the qualifying income is the difference between no and yes.
What Self-Employed Borrowers Get Wrong
"I need 2 years of W-2 income to qualify."
2 years self-employment for most programs. DSCR requires no employment documentation at all.
"My write-offs disqualify me."
Only on conventional. Bank statement programs use deposits — not taxable income.
"Self-employed borrowers always pay higher rates."
Alternative doc runs 0.5–1.5% higher. If your returns qualify for conventional, you get conventional rates.
"I need 20–30% down."
Bank statement programs can be as low as 10% down for a primary residence with the right credit.