Loan Programs
Non-QM & Alternative Doc
For self-employed borrowers, complex income, or recent credit events — bank statement, 1099, P&L, asset depletion, ITIN, and foreign national options.
A non-QM loan is a mortgage that qualifies you with documentation other than tax returns — bank statements, 1099s, a CPA-prepared P&L, or liquid assets. In California, non-QM is how self-employed borrowers with strong real income but heavily-written-down taxable income buy homes that conventional underwriting would deny.
Who actually uses these programs
Roughly one in five Southern California borrowers I work with is self-employed — agency owners, contractors, restaurateurs, independent physicians, content creators. Their tax returns are optimized to minimize taxable income, which is exactly what conventional underwriting punishes. A 24-month bank-statement program reads your actual deposits instead: if your business deposits $28K a month, you qualify like someone earning $28K a month — not like your Schedule C says.
The honest trade-off
Non-QM rates run roughly 1 to 2 points above conventional, and most programs want 10–20% down with reserves. That premium is the cost of documentation flexibility — and for borrowers whose alternative is not buying at all, or waiting two tax cycles to show inflated taxable income, the math usually favors buying now and refinancing into conventional later once returns support it. I price every non-QM scenario against its conventional alternative so you see the real gap before committing.
The California angle
California has the largest self-employed population in the country and home prices that outrun most W-2 incomes anyway. The deepest non-QM lender benches are built for this state — 12- and 24-month bank statement, 1099-only, asset depletion for retirees with seven-figure portfolios and modest pension income, ITIN programs for established taxpayers without Social Security numbers, and foreign-national loans for overseas buyers of California property. Every program below links to its own eligibility detail.
Alt-Doc — Self-Employed
12-Month Bank Statement
Qualify on 12 months of personal or business bank deposits instead of tax returns.
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Alt-Doc — Self-Employed
24-Month Bank Statement
Two years of bank statements — often with better pricing and higher LTV than 12-month programs.
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Alt-Doc — Second Lien
Bank Statement HELOC
HELOC or fixed 2nd qualified using bank statements — no tax returns.
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Alt-Doc — Self-Employed
1099-Only Income
Qualify on 1–2 years of 1099s — no tax returns required. Ideal for independent contractors.
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Alt-Doc — Self-Employed
P&L Only
Qualify on a CPA-prepared profit & loss statement. No bank statements or tax returns for income.
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Alt-Doc — W-2
WVOE Only (W-2 Employee)
Qualify on a Written Verification of Employment alone — no paystubs or tax returns.
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Alt-Doc — Asset-Based
Asset Qualifier / Asset Depletion
Qualify using liquid assets depleted over a loan term — no income documentation required.
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Alt-Doc — Equity Comp
RSU / Restricted-Stock Income
Qualify using RSU vesting schedules — common for tech, biotech, and finance employees.
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Alt-Doc — Credit Recovery
Recent Credit Event (BK / FC / SS)
Loans for borrowers with a recent bankruptcy, foreclosure, or short sale — as little as 1 day out of seasoning.
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Alt-Doc — Non-Resident
ITIN Mortgage
Home financing for borrowers with an Individual Tax Identification Number (ITIN) instead of SSN.
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Alt-Doc — Non-Resident
Foreign National
Non-US-resident buyers — no US credit required, documentation from home country accepted.
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Alt-Doc — Property Type
Non-Warrantable Condo
Financing for condos that don't meet Fannie/Freddie warrantability (high investor concentration, HOA litigation, commercial share).
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Alt-Doc — Property Type
Condotel
Financing for condominium units in hotel-operated buildings (short-term rental pools).
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