Alternative documentation

Bank statement loans

For business owners whose deposits tell a fuller story than their tax returns.

• 12 or 24 consecutive months of personal or business statements, depending on the program.
• Lenders review eligible deposits, business ownership, and continuity. Transfers and one-time deposits may be excluded.
• Business expenses may reduce qualifying income; credit, funds to close, and reserves are still reviewed.

Independent professionals

1099-only income

For independent contractors, consultants, and professionals paid outside a traditional payroll.

• Typically 1–2 years of 1099 forms, subject to program rules.
• An expense adjustment may apply; proof of current work or year-to-date income may be requested.
• “1099-only” describes the income method, not the entire application.

Business income

Profit & loss (P&L) only

For business owners with organized records and a qualified tax professional.

• A lender-approved, professionally prepared P&L and business verification may be required.
• Some paths use P&L income alone; others require supporting business bank statements.
• Statement period, preparer qualifications, and additional documents depend on the lender.

Asset-based qualification

Asset depletion / utilization

For borrowers with substantial eligible assets who want them considered in qualification.

• Eligible liquid or retirement assets may be converted into a qualifying monthly-income figure.
• Access, ownership, age, asset type, and required reserves affect what may count.
• Not every account qualifies, and not every dollar is counted.

Investment properties

DSCR investor loans

For buyers financing an income-producing investment property—not a primary home.

• Debt service coverage ratio compares the property’s eligible rental income with its debt payment, including housing expenses under lender rules.
• Appraisal, rent analysis, credit, down payment, and reserves are reviewed.
• Short-term rentals, entity ownership, and property types depend on the program.

Tax-return based

Full documentation

For self-employed borrowers whose tax returns support the home they want.

• Generally prepare 2 years of personal and, when applicable, business tax returns with all schedules.
• A current P&L, balance sheet, and proof the business is active may be requested.
• Qualifying income is analyzed—not simply the gross revenue on a return.

Traditional financing

Conventional, FHA & VA paths

Traditional loan options can also work for self-employed homebuyers.

• Start with 2 years of returns and business history; exceptions may apply under specific guidelines.
• Conventional and FHA paths review income stability, debts, credit, and property eligibility.
• VA financing requires eligible military service and a Certificate of Eligibility, plus lender qualification.

Higher-balance purchases

Jumbo financing

For self-employed buyers financing a home above the applicable conforming loan limit.

• Full-documentation or eligible alternative-income paths may be considered under specific lender programs.
• Expect careful review of income, assets, credit, reserves, and the property.
• Loan size and current lender guidelines determine the documentation and funds required.

Employee option · if eligible

Written verification of employment

A separate path for eligible employees, not a substitute for documenting your own business income.

• Employer-verified income (WVOE) may be available under specific lender programs.
• Employer independence and direct verification matter; self-employed and family-business situations may not qualify.
• If you also have employment income, discuss it with Pavin and see the W-2 page.

Conventional

A flexible starting point for eligible primary homes, second homes, and investment properties.

• Income, credit, debts, assets, and occupancy all matter. Mortgage insurance may apply.

FHA

For eligible primary-home buyers considering a government-insured mortgage.

• Down payment, credit, property standards, and upfront / ongoing mortgage insurance apply.

VA

For eligible veterans, service members, and qualifying surviving spouses.

• Certificate of Eligibility and lender qualification required. A funding fee may apply unless exempt.

USDA

For eligible buyers and properties in qualifying rural or suburban areas.

• Household-income limits, location eligibility, occupancy, and program requirements apply.

Jumbo

For a home requiring financing above the applicable conforming loan limit.

• Often requires stronger credit, more reserves, and detailed income and asset documentation.

First-time homebuyers

A starting point—not a single loan product.

• Compare eligible conventional or government-backed paths. Any assistance depends on location, income, and current funding.

Foreign National Non-QM

For eligible non-U.S.-resident buyers considering a second home or investment property.

• Foreign income and credit may be evaluated using lender-approved documentation.
• Passport, residency / entry status when applicable, property use, and country eligibility are reviewed.
• Expect a larger down payment and meaningful reserves compared with many traditional owner-occupied paths.

Investment-property DSCR

For eligible international investors whose property income may support qualification.

• Property rent and housing expenses are central to the lender’s analysis.
• Down payment, reserves, credit evidence, property type, and ownership structure still matter.
• Availability for foreign nationals varies; not for financing a personal primary home.

ITIN borrower options

A separate eligibility category for borrowers who use an IRS-issued Individual Taxpayer Identification Number.

• An ITIN is a tax number—not immigration status or an approval.
• Income, tax records, credit alternatives, residency, and property-use requirements depend on the lender.
• Having an ITIN does not automatically make a nonresident eligible; the correct program must be confirmed.

Second homes & snowbird stays

For a place you plan to enjoy personally.

• Second-home occupancy rules differ from investment-property rules. Tell us if you expect to rent it out.
• Lender, property, insurance, down-payment, and reserve requirements must be confirmed.

Investment properties

For property intended to earn rental income.

• Rental-income-based or full-documentation programs may be considered, subject to eligibility.
• Discuss leases, local rental rules, management costs, and the full ownership plan before applying.

Relocating to the U.S.

For Canadians whose work or residency circumstances are changing.

• Your residence and work authorization can affect which programs apply.
• Canadian credit may be considered by some lenders; acceptance is not universal and U.S. credit may still be required.