Flexible Mortgage Solutions Beyond Standard Agency Guidelines

Personal Bank-Statement Loan

A participating lender may use eligible deposits shown on personal bank statements to calculate qualifying income for a self-employed borrower. Programs commonly review a defined statement period, deposit consistency, transfers, non-income deposits, business activity, and account ownership.

Business Bank-Statement Loan

A business bank-statement program may calculate qualifying income from eligible business deposits after applying the lender's approved expense factor or a supported business-expense analysis. Ownership percentage, business history, commingling, transfers, and large deposits are reviewed.

1099-Only Mortgage

An eligible 1099 borrower may qualify using acceptable 1099 earnings and supporting documentation instead of a traditional W-2 profile. The lender may review one or more years of forms, year-to-date earnings, business expenses, continuity, and employment or contract history.

Profit-and-Loss-Only Mortgage

A lender may use an eligible year-to-date or trailing profit-and-loss statement to calculate self-employed income. Preparation, signer qualifications, business history, supporting bank statements, reasonableness testing, and expense treatment vary by lender.

Written Verification of Employment Program

Certain lenders may use an acceptable written verification of employment and other supporting records to document eligible wage income. Employment stability, employer verification, payment history, and fraud controls apply.

Asset-Depletion or Asset-Utilization Mortgage

The lender converts eligible assets into a calculated monthly income amount using its own formula. Liquid funds, retirement assets, trust distributions, age, access, penalties, ownership, seasoning, depletion period, and reserves are considered.

Full-Documentation Non-QM Mortgage

A borrower may document income with tax returns, W-2s, paystubs, or business records but use a Non-QM program because the transaction falls outside agency rules. Examples may include expanded debt-to-income, recent credit events, complex property, or larger loan amounts.

Debt Service Coverage Ratio - DSCR Loan

A DSCR loan is generally a business-purpose mortgage for an investment property. The lender compares eligible property rent with the housing or debt obligation and may not use a traditional personal debt-to-income calculation.

• May be available for purchase, rate-and-term refinance, or cash-out refinance.
• Lease, market-rent appraisal, short-term-rental history, or approved revenue analysis may be used.
• The borrower must accurately certify that the property is not owner-occupied.

Investor No-Ratio Loan

An investor no-ratio program may not require a minimum DSCR or traditional personal debt-to-income ratio. The lender still evaluates property value, liquidity, credit, reserves, experience, purpose, occupancy, and exit risk.

Short-Term Rental Mortgage

Financing for an eligible vacation-rental property may use a long-term market-rent schedule, documented short-term-rental history, or an approved third-party revenue report. Local legality, seasonality, management, operating expenses, and property type may affect eligibility.

ITIN Mortgage

A participating lender may offer financing to an eligible borrower who uses an Individual Taxpayer Identification Number rather than a Social Security number. Identity, ITIN validity, income, assets, credit history, residency documentation, property, and lender requirements apply.

Foreign-National Mortgage

A foreign-national program may finance an eligible non-U.S. citizen purchasing or refinancing U.S. property. The lender may review passport, visa or entry status, foreign or U.S. credit, foreign income, assets, reserves, source of funds, sanctions screening, and property cash flow.

Recent Credit-Event Mortgage

Certain Non-QM programs may allow a shorter waiting period after bankruptcy, foreclosure, short sale, deed-in-lieu, loan modification, or another significant credit event. Re-established credit, event documentation, down payment or equity, reserves, explanations, and current lender seasoning rules apply.

Expanded Debt-to-Income Mortgage

A participating lender may allow a debt-to-income ratio above standard agency limits when the complete file contains acceptable compensating factors. Credit, reserves, residual cash flow, payment shock, loan-to-value ratio, documentation quality, and property risk are considered.

Interest-Only Non-QM Mortgage

The scheduled payment may cover interest without reducing principal during an initial period. After that period, the loan generally converts to a higher fully amortizing payment over the remaining term.

Non-QM Fixed-Rate Mortgage

A Non-QM fixed-rate loan keeps the note rate unchanged for the term while using an alternative documentation or underwriting method. Fixed rate does not mean fixed taxes, insurance, association charges, or other housing costs.

Non-QM Adjustable-Rate Mortgage

A Non-QM ARM uses an initial fixed period followed by scheduled adjustments. Common structures may include 3/6, 5/6, 7/6, 10/6, or lender-specific alternatives. The exact index, margin, caps, and adjustment schedule must be disclosed.

Non-Warrantable Condominium Loan

Specialized financing may be available when a condominium project does not meet standard agency requirements. The lender reviews insurance, budget, reserves, litigation, ownership concentration, investor occupancy, commercial space, deferred maintenance, inspections, and project financial condition.

Condotel Mortgage

A condotel program may finance an eligible condominium unit located in a hotel-style project. The lender reviews hotel services, front desk, rental program, management, unit usage, occupancy restrictions, project finances, insurance, and marketability.

Mixed-Use Property Mortgage

A Non-QM lender may finance an eligible property containing residential and commercial space. The lender evaluates the percentage and type of commercial use, zoning, appraisal, occupancy, income, marketability, and environmental or business risks.

Non-QM Jumbo Mortgage

Alternative-documentation financing may be available for a loan amount above the conforming limit. The lender may combine bank statements, assets, DSCR, foreign-national documentation, recent-credit-event allowances, or other approved features with jumbo underwriting.

Non-QM Cash-Out Refinance

An eligible homeowner or investor may access property equity using a Non-QM documentation method. Maximum proceeds, seasoning, appraisal, title, occupancy, purpose, reserves, loan-to-value ratio, and ability-to-repay requirements vary.

Non-QM Closed-End Second Mortgage

A closed-end second lien may provide a lump-sum amount behind an existing first mortgage, allowing the borrower to retain the first-lien loan. The lender reviews combined loan-to-value ratio, lien position, payment, income, assets, credit, and property.

Non-QM HELOC

A participating lender may offer a revolving home-equity line using alternative underwriting. Draw period, variable rate, minimum payment, repayment period, fees, combined loan-to-value ratio, and qualification requirements vary.

LLC or Entity-Vesting Investment Loan

A business-purpose investment loan may allow title to be held in an approved LLC or other entity. The lender reviews entity documents, authorized signers, guarantors, ownership, purpose, property cash flow, liquidity, and state law.