Non-QM & Investor Loans

Not every borrower fits inside traditional mortgage guidelines — especially self-employed professionals, business owners, gig-economy earners, and real estate investors. Non-QM (Non-Qualified Mortgage) loans provide flexible alternatives that allow borrowers to qualify using income, assets, or cash flow outside traditional W-2 or tax-return requirements.

I offer a full suite of Non-QM and investor products designed to help buyers, self-employed clients, and investors access financing that traditional banks often decline.

What Are Non-QM Loans?

Non-QM loans are mortgage programs that fall outside of standard Fannie Mae, Freddie Mac, FHA, or VA guidelines. They are ideal for borrowers who have strong credit and assets but may not show income traditionally on paper.

Common Non-QM borrowers include:

Self-employed business owners
1099 contractors and gig workers
Real estate investors
Retirees with significant assets
Borrowers with recent credit events (BK, foreclosure, short sale)
High-income individuals with complex tax returns

These programs provide a smart solution when traditional financing doesn’t fit your situation.

Types of Non-QM Loan Programs

1. Bank Statement Loans

Qualify using 12 or 24 months of business or personal bank statements — no tax returns required.

Ideal for self-employed borrowers
Use deposits to calculate income
Flexible DTI guidelines
Loan amounts up to jumbo limits

2. DSCR Investor Loans (Debt Service Coverage Ratio)

Perfect for rental properties — qualify based on how much income the property generates, not personal income.

No personal income documentation required
Approval based on DSCR (rent ÷ payment)
Great for portfolio investors & Airbnb/VRBO
Close in an LLC or under personal name

3. Asset Depletion / Asset-Only Loans

Use assets instead of income to qualify.

Ideal for retirees, high-net-worth borrowers, or those with significant savings
Liquid assets converted into qualifying income

4. 1099-Only Loans

Qualify using one or two years of 1099 earnings (no tax returns needed).

Perfect for contractors, sales reps, and gig workers
Bank statements or tax returns not required

5. P&L (Profit & Loss) Only Loans

Qualify using a CPA-prepared or borrower-prepared P&L.

Great for self-employed buyers with clean business operations
No bank statements or tax returns needed

6. Recent Credit Event Loans

Programs available for borrowers with recent:

Bankruptcy
Foreclosure
Short sale
Major credit disruptions

Waiting periods are far more flexible than FHA or Conventional guidelines.

Investor Loan Options

Single-Family & 1–4 Unit Investment Loans

DSCR qualification (no income docs)
Cash-out refinance options available
Great for buy-and-hold investors

Short-Term Rental Loans

Airbnb / VRBO cash flow allowed
Underwriting based on projected rents

Fix & Flip / Bridge Loans

Short-term financing for renovations
Interest-only payments
Fast closings for competitive markets

Portfolio Loans

Finance multiple properties under a single loan
Ideal for investors growing their portfolio quickly

Non-QM Loan Requirements

Guidelines vary, but general requirements include:

Credit Score: Typically 620–700+ depending on loan type
Down Payment: 10–20% for most programs; 20%+ for DSCR or higher-risk profiles
Reserves: Often required depending on loan size and program
Loan Amounts: Available up to jumbo levels

Non-QM loans offer more flexibility than traditional mortgages — and I help match borrowers to the program that fits their goals.

Who Should Consider a Non-QM Loan?

You may be an excellent fit if you are:

Self-employed with strong deposits but low taxable income
An investor purchasing rental or short-term rental properties
A retiree with strong assets and limited income
A buyer who recently experienced a credit disruption
Growing a real estate portfolio and need flexible guidelines

Non-QM lending opens the door to opportunities traditional banks can’t support.

Benefits of Non-QM & Investor Loans

Flexible qualification options
Tax-return alternatives (bank statements, P&L, assets)
No personal income documents for DSCR loans
Close in LLCs for investor programs
Higher loan limits and jumbo options
Fast closings for competitive markets

Ready to Explore Your Non-QM Options?

Whether you’re self-employed, investing in rental properties, or simply need a more flexible mortgage solution, I’ll help you find the program that fits your financial goals.

Apply Online:
https://wayne-wallace.com/apply

Schedule a Call:
Schedule a 30-Minute Consultation

Let’s build a financing strategy that works for your unique situation.