For Self-Employed and Complex-Income Borrowers Who Don't Fit a W-2 Box

Traditional mortgages require two years of W-2s, pay stubs, and tax returns. That's a problem if you're self-employed, a 1099 contractor, or run a business that shows lower taxable income through write-offs.

Alternative Documentation Loans (often called "non-QM" in the industry) use bank statements, 1099s, or profit-and-loss statements instead of tax returns. Real income, real qualification — no need to fit the W-2 box.

I help self-employed buyers across Folsom and Sacramento metro qualify for the home they actually deserve.

Apply Now | Get Pre-Qualified | Call: 916-909-5640

Who Alternative Loans Are For

You may qualify for an alt-doc loan if you're:

• Self-employed (sole proprietor, LLC owner, S-corp owner)

• A 1099 contractor or freelancer

• A small business owner whose tax returns show low income due to legitimate deductions

• A real estate investor with rental income

• A professional with variable income (commission-only, seasonal work)

• A retired buyer with significant assets but limited W-2 income

• A foreign national buyer

Types of Alternative Loans

Bank Statement Loans

Qualify based on 12 or 24 months of personal or business bank statement deposits — no tax returns needed. Common for business owners who maximize write-offs.

1099 Income Loans

Qualify based on your 1099 income directly, without needing to deduct expenses. Ideal for contractors and freelancers.

Profit-and-Loss (P&L) Loans

Qualify based on a CPA-prepared profit-and-loss statement. Used by business owners with complex finances.

Asset Depletion (Asset-Based) Loans

Qualify based on your liquid assets (investments, retirement accounts, savings). Good for retirees and high-net-worth buyers.

DSCR Loans (Debt Service Coverage Ratio)

For investment properties. Qualify based on the rental income from the property, not your personal income. (Has a dedicated page — see Investment Property Loans.)

Foreign National Loans

For non-US-citizen buyers, with documentation flexibility.

Why "Non-Qualified Mortgage" Doesn't Mean "Risky"

In the industry, these loans are called "non-QM" (non-qualified mortgage). That's a technical term that just means they don't fit the standard Fannie Mae or Freddie Mac box. It does not mean subprime or risky.

Most alternative loans have:

• Strong credit requirements (typically 660+)

• Real down payment requirements (10–25%)

• Full underwriting on the file

• Asset reserve requirements

These are real loans for real buyers — just qualifying differently.

Why Work With a Broker

Alternative documentation loans vary wildly between lenders. Each wholesale lender has different rules for:

• How many months of bank statements they want

• Whether they accept personal vs. business statements

• How they calculate "expense factors" on bank statements

• Minimum credit score

• Down payment minimum

• Maximum loan amount

As your broker, I match your specific file to the lender most likely to approve it at the best terms. You apply once. I do the rest.

What You'll Need

Depends on the loan type:

Bank Statement Loan:

• 12 or 24 months of personal or business bank statements

• Business license or proof of self-employment (2+ years)

• Credit score typically 660+

• 10–20% down payment

1099 Loan:

• 1099s from past 1–2 years

• Year-to-date earnings statement

• Credit score typically 660+

• 10–20% down payment

P&L Loan:

• CPA-prepared profit-and-loss statement

• 2 years of business operation

• Credit score typically 680+

The Process

1. Free consultation — Tell me your situation, in English, Russian, or Ukrainian

2. Document review — I assess what loan type fits your file

3. Lender shopping — I match your file to the right wholesale lenders

4. Application and documentation — I walk you through everything

5. Underwriting — I keep you updated weekly

6. Closing — Funds at the title company

Typical timeline: 25–40 days.