NON-QM LENDING.
For the file that doesn't fit a box.
When your tax return doesn't tell the real story, when your credit hit a bump, when you're an investor past the conventional wall - Non-QM was built for you. I shop 140+ lenders carrying 10+ Non-QM programs. We find your fit.
WHAT NON-QM actually means.
Non-QM stands for "Non-Qualified Mortgage." These products live outside the strict Fannie Mae / Freddie Mac box — which means they can serve buyers conventional underwriting rejects.
Built for files like:
- ✓Self-employed buyers whose tax returns understate real income
- ✓Real estate investors past the 10-property conventional limit
- ✓ITIN holders buying without an SSN
- ✓1099 contractors, commission-paid pros, business owners
- ✓Buyers with a recent credit event in the rear-view
- ✓Foreign nationals investing in U.S. real estate
Non-QM isn't subprime — most products still require 620+ credit, 10%+ down, and full income documentation, just structured to fit non-traditional files.
SEVEN NON-QM PROGRAMS. One for your situation.
Bank Statement Loans
Qualify on 12–24 months of bank deposits, not tax returns. For self-employed buyers whose Schedule C dramatically understates real income.
- ✓ Self-employed 2+ years
- ✓ Business owners with big deductions
- ✓ 1099 contractors and commission-paid pros
DSCR Loans
Qualify on the property's rental income, not yours. No W-2, no tax returns, no DTI calculation. LLC vesting allowed. No limit on number of properties.
- ✓ RE investors at any scale
- ✓ Past Fannie's 10-property limit
- ✓ BRRRR operators · LLC vesters
ITIN Loans
Buy a home with an ITIN - no Social Security number required. Real conventional-style fixed rates, not predatory alternatives. Down payments from 3.5%.
- ✓ ITIN tax-filers
- ✓ Long-term U.S. residents without SSN
- ✓ Mixed-status families
1099-Only Loans
Qualify on your 1099 income only - no W-2 needed, no Schedule C deep-dive.
- ✓ 1099 contractors 2+ years
- ✓ Real estate agents · Insurance agents
- ✓ Independent consultants
P&L-Only Loans
Your CPA's profit & loss statement. That's the underwriting. No bank statements, no tax returns.
- ✓ Established business owners 3+ years
- ✓ Clean CPA-prepared books
Asset Depletion Loans
Qualify on your savings, not your paycheck. We calculate qualifying income by 'depleting' your assets over 60–84 months.
- ✓ Retirees
- ✓ High-net-worth · Recently sold a business
- ✓ Asset-rich, income-light buyers
Foreign National Loans
U.S. real estate financing for international buyers. No SSN, no ITIN required.
- ✓ International RE investors
- ✓ Foreign vacation home buyers
- ✓ Cross-border professionals
Typical ranges shown. Actual terms depend on the lender, your file, and current guidelines.
YOUR DEPOSITS, your real income.
Bank Statement loans qualify on bank deposits, not tax returns. Move the sliders to see your real qualifying income.
See what you qualify for.
Bank Statement loans qualify on deposits, not tax returns. Lower expense ratio = more qualifying income.
- Qualifying annual income$150,000
- Estimated max loan @ 36% DTI$643,579
Illustrative only. Actual qualifying income depends on lender, expense ratio method, statement type (business vs personal), and reserves. I'll run your real bank statements through the right lender on a 15-min call.
Lenders use an "expense ratio" to estimate your actual income. For sole proprietors with high overhead, 50–60% is typical. For low-overhead businesses (consultants, online businesses), expense ratios can drop to 15–25%.
The lower your expense ratio, the more income we can show. Most lenders use either a fixed expense ratio (often 50%) or accept a CPA letter establishing a lower one. We pick the lender whose expense ratio works in your favor.
DOES THIS PROPERTY cash-flow?
Drop in the rent, the property value, and the financing. We compute DSCR live - color-coded to your real-world threshold.
Run your deal.
Debt-Service Coverage Ratio = monthly rent ÷ total monthly debt service (PITI + HOA).
- StatusThis property cash-flows.
- Monthly P&I$1,835
- Total monthly debt service$2,310
- Monthly rent$2,500
DSCR requirements vary lender-to-lender. Most want 1.0+. Some go to 0.75 with higher down payment + reserves. Sub-1.0 ratios are doable with the right lender - I shop all of them.
NON-QM TRADE-OFFS - what no one tells you.
- ✓ Qualifies you when conventional won't
- ✓ Often closes as fast as conventional (21 days)
- ✓ Real fixed rates available (not just ARMs)
- ✓ LLC vesting allowed on most products
- ✓ No artificial property-count limits (DSCR)
- ✗ Rates typically 1–2% above conventional
- ✗ Down payment requirements stricter (10–30%)
- ✗ Reserve requirements often 6+ months
- ✗ Some products have prepayment penalties (we tell you which)
- ✗ Not every lender carries every product - that's why broker > bank
HOW A NON-QM FILE GOES.
Pre-underwrite.
I run your file the way a real underwriter will. Catch the problem week one.
Match to lender.
140+ lenders, each with different appetites. We pick the one that wants your file most.
Close.
21-day average from contract to clear-to-close.
"Jon is an amazing loan officer in Dallas - Fort Worth and surrounding areas. He's very diligent with clients. One client of mine had a difficult ITIN buyer file and Jon worked so hard and found him a loan even after other loan officers gave up on him. I have another buyer that was looking to purchase a mobile home that had been moved, as investment property and Jon found a lender for them too. Jon really takes helping people very much to heart and never seems to give up on striving to find solutions for people!"
Enyinna O (Realtor) Dallas Fort Worth TX
"Jon was great. He made the whole process simple and painless. He always went above and beyond and had my best interest in mind. You can tell he cares not only about taking care of business but also building a trusted relationship with his clients. I knew I was in good hands throughout the whole process and couldn’t be happier. Thank you Jon!"
- - Sonny W, TX
"I've worked with Jon in the past and he brings a lot of expertise and devotion to the table for his borrowers. I would highly recommend working with Jon, you will be in good hands!"
- - Zak W, MN
NON-QM, ANSWERED.
A Non-QM (Non-Qualified Mortgage) loan is any mortgage that falls outside the strict guidelines used by Fannie Mae and Freddie Mac for conventional loans. They're designed for buyers whose financial profile doesn't fit a conventional box - self-employed buyers, investors, ITIN holders, buyers with recent credit events. Most still require strong credit, real income documentation (just structured differently), and meaningful down payments.
No. Subprime loans of the 2000s era are largely gone. Modern Non-QM products typically require 620+ credit scores, full income documentation (just not tax returns), and 10%+ down. They're designed for non-traditional files, not for risky borrowers.
Big banks build their entire underwriting on conventional Fannie/Freddie guidelines because those loans can be sold to the GSEs. Non-QM loans get held on portfolio or sold to specialty investors, which requires different infrastructure. That's why brokers with access to 140+ lenders carry programs banks don't.
Conventional uses tax returns and W-2s. Bank Statement uses 12–24 months of bank deposits - built for self-employed buyers whose tax returns dramatically understate income due to legitimate deductions.
Varies by product. Bank Statement and 1099-Only start at 620 with most lenders. DSCR starts at 620 (some at 660). P&L-Only typically requires 660+. ITIN loans often have no credit minimum - they use alternative credit tradelines.
Same as conventional: 21 days average from accepted contract to clear-to-close. The pre-approval process is sometimes slightly longer (3–5 days vs 1–2 days) because we're matching your file to the right specialty lender.
Yes. Most Non-QM programs handle purchase, rate-and-term refinance, and cash-out refinance.
Some do, some don't. DSCR investor loans commonly have step-down prepayment penalties (3-2-1, 5-4-3-2-1) for the first few years. Owner-occupied Non-QM rarely has prepayment penalties. I'll tell you straight which lenders charge them.
Yes for most products. DSCR is investment-only by design. Bank Statement, P&L, 1099, ITIN, and Foreign National can all be used for owner-occupied, second homes, and investment properties depending on the lender.
Depends on the product. Bank Statement: 12–24 months of statements + business license. DSCR: property appraisal + rent comp + LLC docs. ITIN: ITIN + 2 years tax returns + proof of residency. I send a custom checklist after our first call based on which program fits.
I'm paid by the lender, not by you. My compensation is disclosed on your Loan Estimate the day we lock. Brokers are required by federal law to disclose every dollar - there are no hidden fees.
Let's talk.
Fifteen minutes.
Bring me your file - even if three other brokers said no. We'll run the numbers, structure it right, and figure out the path. No pressure, no script.
Book a 15-min call
I'll review your situation and tell you straight what's possible. Same-day slots usually open.
Pick a timeApply online
Full secure application in ~12 minutes and document submission, if turned in before 12pm. I'll have a pre-approval letter in your inbox tomorrow morning.
Start applicationJon Taw · Mortgage Broker & Advisor
NMLS #2607503 · Last updated May 2026