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Portfolio & Non-QM Financing

Your income is real.
Let's document it differently.

Self-employed, an investor, or asset-rich but "income-light" on paper? Traditional loans read tax returns and pay stubs. My portfolio programs read your bank deposits, your assets, or the property's own cash flow - so a strong borrower doesn't get turned away over paperwork.

01 Bank Statement 02 One-Year Tax Return 03 1099-Only 04 P&L-Only 05 Asset Utilization 06 DSCR 07 ITIN & Foreign National
A different kind of "qualified"

Great borrowers the old rules miss

"Non-QM" simply means the loan is qualified outside the standard agency rulebook - held in portfolio, with common-sense documentation. Same rates-you-can-live-with, same closing, just a smarter way to prove you can pay.

Self-employed

Your write-offs shrink your taxable income - and your traditional loan approval with it. We can qualify on deposits instead.

Asset-rich, income-light

Substantial savings or investments but little monthly W-2 income? We can turn your liquid assets into qualifying income.

Real estate investors

Buying or refinancing a rental? Qualify on the property's rent - not your personal income or job history.

01
Qualify on deposits

Bank Statement

For self-employed borrowers & business owners

Instead of tax returns, we use the cash flowing through your bank accounts to show what you really earn - ideal when write-offs make your returns understate your income.

  • Documentation12 or 24 months
  • Max LTVUp to 90%*
  • Reserves6–12 mo PITIA
  • OccupancyPrimary · 2nd · Investment
  • Business-statement factor50% expense*
How it works
  • 12 or 24 consecutive months of statements - your choice.
  • Business statements: a 50% expense factor applies (a lower CPA-verified factor can be used if documented).
  • Personal statements: up to 100% of normal-course deposits count - no expense factor - when business expenses run through a separate account.
  • 90% LTV needs a clean profile and higher FICO; 80% LTV is the pricing sweet spot.
About that 90%: the 90% LTV tier is primary residence only - 700+ FICO (720 preferred), no credit event in the last 36–48 months, max loan $1.5M, and 12 months of PITIA reserves. Outside those bounds, 80% LTV is the standard.
Bank-statement scenarios are hand-quoted - let's talk
02
Streamlined docs

One-Year Tax Return

For established, strong self-employed borrowers

A faster path for seasoned business owners: qualify on your most recent single year of returns instead of the usual two-year average.

  • Returns requiredMost recent 1 year
  • Max LTVUp to 90%*
  • Reserves6–12 mo PITIA
  • OccupancyPrimary · 2nd · Investment
How it works
  • Qualify on one year of filed personal and business returns - not two.
  • Best for a business that's active, stable, and clearly on track to keep earning.
  • Less paperwork than a standard self-employed file.
Quoted case-by-case - let's talk it through
03
Turn assets into income

Asset Utilization

For high-net-worth borrowers with strong reserves

Little or no traditional monthly income, but substantial liquid assets? We convert your verified liquid balances into qualifying monthly income - no employment required.

  • Max LTVUp to 80%
  • Assets must beFully liquid & verified
  • Eligible accountsCash · MM · vested retirement/investment
  • Divisor84–120 months
  • OccupancyPrimary · 2nd · Investment
How it works
  • We start with your eligible liquid assets, then subtract down payment, closing costs and required reserves.
  • The remaining balance is divided over a set period (typically 84–120 months) to set your qualifying income.
  • No job, no problem - the assets do the qualifying.
Run an asset scenario in Number Crunch →
04
The property qualifies itself

DSCR

For real estate investors - investment property only

Debt Service Coverage Ratio loans qualify on the rent the property brings in - not your personal income or employment. If the rent covers the payment, the deal works.

  • Qualifies onProperty cash flow
  • Standard ratio1.00x or higher
  • Exception floorDown to 0.75x*
  • Max LTVUp to 80%
  • Loan amountUp to $3.5M
  • Reserves12–24 mo PITIA
  • OccupancyInvestment only
How it works
  • DSCR = gross monthly rent ÷ the full payment (principal, interest, taxes, insurance & HOA).
  • 1.00x is standard; some files go to 0.75x with a pricing/LTV adjustment. First-time investors and short-term rentals are allowed.
  • Title can vest in a single-purpose LLC (personally guaranteed).
  • New York note: prepay penalties are not allowed on owner-occupied homes - on investment DSCR they're legal and typically priced by vesting and balance.
Run a DSCR scenario in Number Crunch →

*Expense factors, DSCR exception floors, LTV ceilings and prepayment terms vary by file and are confirmed at pricing. Figures on this page are program guidelines, not a commitment to lend.

More ways to document

Also available

Same portfolio approach, a different way to prove your income. If one of these four programs fits your situation better, we'll build the file around it.

1099 income

1099-Only

Qualify with 1099s instead of tax returns - a 1- or 2-year 1099 history from a single source. A low, flat expense factor (typically 10–30%) is applied to your gross earnings.

Hand-quoted - let's talk
CPA-prepared

P&L-Only

No bank statements, no tax returns. Qualify on a 12- or 24-month Profit & Loss statement compiled and signed by a licensed CPA, EA or registered tax preparer - the net income counts 100%.

Hand-quoted - let's talk
ITIN borrowers

ITIN

No SSN required. For non-citizen residents living and working in the U.S. who file taxes with an Individual Taxpayer Identification Number - to 80–85% LTV, 660 FICO (alternative credit accepted).

Estimate a scenario →
Non-resident

Foreign National

No U.S. credit or asset footprint required. For non-resident investors buying U.S. real estate - qualify on a valid passport/visa and international assets in an approved institution. Investment only, 70–75% LTV.

Run a DSCR scenario →
The ground rules

What most portfolio files have in common

These are the general guidelines you'll typically see across the portfolio programs. Every file is different - actual terms depend on your full profile, the property and current investor guidelines, and are confirmed in writing when we price your loan.

Max DTI
Up to 50%vs. the 43% cap on standard Jumbo QM.
Minimum credit score
660DSCR investment files can go down to 640.
Loan amounts
$100K – $2.5MDSCR up to $3.5M on strong properties.
Credit-event seasoning
24–36 monthsFrom a bankruptcy, foreclosure or deed-in-lieu - down to 12 months with adjustments.
Terms & structure
30 & 40-yr fixed · ARMs · Interest-onlyInterest-only qualifies on the fully-amortizing payment to avoid payment shock.
Eligible properties
1–4 unit · PUD · condo · condotelManufactured, mobile and co-op are not eligible.
Cash-out refinance
Up to 70–75% LTV6 months of ownership to use the new appraised value.
Gifts & seller credits
Owner-occupied only for giftsSeller credits capped at 6% (primary/2nd), 2–3% on investment. No gift funds on DSCR.
Appraisal
Full physical appraisalNo AVMs or appraisal waivers for final value.
Points & fees cap
≤ 5.00% of loanFederal HOEPA limit; must pass compliance review.

The figures above are general program guidelines shown for illustration only - not an offer, commitment or guarantee to lend. Ranges, minimums and maximums vary by borrower, property and program, change without notice, and are subject to full underwriting and credit approval. Confirm your specific terms with Brian before relying on any number on this page.