For Self Employed Buyers

Your tax return says one thing. Your bank account says another.

If you are self employed, your tax return is built to show the smallest income the law allows. Smart at tax time, but a standard loan reads that return. A bank statement loan reads your deposits instead. For the right borrower, that path can price better than conventional in some cases right now. One real example goes in the table below, once it is verified.

Apply Now See the side by side

What Non-QM means, in plain words

Non-QM stands for non-qualified mortgage. Plain version: a home loan for borrowers whose income is real but does not fit the standard paperwork boxes. Instead of tax returns and pay stubs, these loans can prove income with bank statements, often 12 or 24 months of deposits.

It is a different path, not a shortcut around having income, and not the right loan for everybody.

Who this tends to fit

Self employed borrowers and business owners
People whose tax returns show heavy write offs (write offs are business expenses subtracted on a tax return, which lower the income a standard loan is allowed to count)
Freelancers, contractors, and gig workers with steady deposits
Some real estate investors, on investor specific programs

[PROGRAM LIST TBD: Oliver to confirm which Non-QM programs he is actively offering before this list is final.]

How income gets counted, side by side

Conventional loan

Income comes off your tax returns and pay stubs. If your return shows a low number because of write offs, the low number is what counts, even if more money actually came in.

Non-QM bank statement loan

Income is figured from your bank statements over time, usually 12 or 24 months of deposits. The count reflects money that actually moved through your account.

That one difference is why a borrower who looks weak on paper can look solid here, and why it is worth running both instead of assuming conventional always wins.

One real example, conventional vs. Non-QM

This table stays empty until it is true. It will show one scenario Oliver actually priced, on a stated date, with the same loan amount in both columns.

Scenario detail	Conventional loan	Non-QM bank statement loan
Borrower profile (general terms)	[PRICING EXAMPLE NEEDED - DO NOT PUBLISH WITHOUT A VERIFIED SCENARIO: credit score band, down payment percent, loan amount, property type]
How income was documented	Tax returns	Bank statements (months: [TBD])
Interest rate	[PRICING EXAMPLE NEEDED]	[PRICING EXAMPLE NEEDED]
Monthly payment, principal and interest	[PRICING EXAMPLE NEEDED]	[PRICING EXAMPLE NEEDED]
Points and lender fees	[PRICING EXAMPLE NEEDED]	[PRICING EXAMPLE NEEDED]
Down payment required	[PRICING EXAMPLE NEEDED]	[PRICING EXAMPLE NEEDED]
Date priced	[DATE TBD]

One example, not a quote and not a promise. Pricing changes daily and depends on credit, down payment, and the property. No cell in this table may be filled from another lender's example or from memory.

What Non-QM is not

Not a no income loan

You still prove you earn the money. The proof just matches how self employed income actually works.

Not always the cheaper loan

These loans often need a larger down payment, stronger credit, and more savings left over after closing. Sometimes conventional wins. Running both is how you find out.

Want both runs on your real numbers?

Text me. I will price both loans side by side and show you where each one asks more of you.

One thing is the same on both, and on every loan I do: no lender fees. A credit of about $2,000 offsets them, or they are removed entirely, depending on the bank.

Tap to text Oliver: 480-662-8439