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Bank statement loans. DSCR. Asset depletion. P&L only. ITIN. Fix-and-flip.
If a standard lender told you no, you’re probably in the right place.
NON-QM MORTGAGES
Non-QM doesn't mean non-qualified. It means the standard formula doesn't fit your situation.
Non-QM means Non-Qualified Mortgage. Not bad credit. Not high risk. It just means your income doesn’t fit the box Fannie Mae and Freddie Mac built for W2 employees.
None of these are disqualifying. They’re just the wrong fit for the wrong loan type.
Access Financial works with 100+ specialty lenders and loan officers who know alternative income documentation cold. We’ve closed bank statement loans, DSCR investor deals, asset depletion programs, P&L only qualifications, and ITIN purchases across all 7 licensed states.
If a bank told you no, the real answer was probably “your income doesn’t fit our box,” not “you can’t afford this loan.” Those are two different things.
We work with the second group.
A Non-QM (Non-Qualified Mortgage) is any home loan that doesn’t meet the standard underwriting guidelines set by Fannie Mae and Freddie Mac. It’s not a subprime loan and it’s not a high-risk product — it’s simply an alternative documentation path for borrowers whose income or situation doesn’t fit the W2-employee model. Self-employed borrowers, real estate investors, high-net-worth individuals with assets over income, and non-citizen buyers are the primary Non-QM borrowers.
Non-QM rates run higher than conventional rates — typically 0.5–1.5% above, depending on the program, loan amount, credit score, and lender. On a bank statement loan for a well-qualified self-employed borrower with a 700+ credit score, the spread to conventional is often modest. DSCR loans for investors run at investment property premiums regardless. The rate difference is the cost of alternative documentation — and for most Non-QM borrowers, it’s still significantly better than renting.
Yes — and that’s exactly the situation most Non-QM borrowers come from. A bank rejection on a conventional loan doesn’t mean you can’t qualify for financing. It means you didn’t fit that lender’s specific underwriting box. Non-QM programs are designed specifically for income types and documentation methods that conventional underwriting excludes. Access Financial evaluates your situation and identifies which Non-QM program — if any — fits your income, assets, and property type.
We review your finances and match you with the best mortgage options.
We compare rates from our nationwide lender network to find the best deal.
From contract to closing, we manage every step with real-time updates.
Tell us about your homebuying goals in just 10 minutes. No credit pull required.
We identify grants and assistance programs that may reduce your upfront costs.
Receive a strong pre-approval letter, often within 24 hours.
A: A Non-QM (Non-Qualified Mortgage) is a home loan that doesn't conform to the underwriting guidelines established by Fannie Mae and Freddie Mac for conventional loans. Non-QM loans use alternative income documentation — bank statements, DSCR ratios, asset depletion, or P&L statements — instead of W2s and tax returns. They're not subprime loans. They're alternative documentation loans for borrowers with non-standard income structures.
A: Yes. Bank statement loans use 12 or 24 months of deposit history instead of tax returns. P&L only loans use a CPA-prepared profit and loss statement. Both programs are available through Access Financial. Your write-offs reduce your taxable income but they don't reduce your bank deposits — and bank statement loans use the deposits. Most self-employed borrowers who were rejected by a bank qualify for one of these programs.
A: A DSCR (Debt Service Coverage Ratio) loan qualifies based on the rental property's income rather than the borrower's personal income. If the property generates monthly rent that covers the mortgage payment — typically at a 1.0–1.25 DSCR ratio — the loan qualifies without W2s, tax returns, or personal income verification. Access Financial offers DSCR loans for single-family rentals, multi-family, short-term rentals, and LLC-owned investment properties.
A: Yes — and this is the most common starting point for Non-QM borrowers. A bank rejection on a conventional loan typically means your income didn't fit the automated underwriting system's formula. Non-QM programs use manual underwriting with alternative documentation. The same borrower who gets a computer-generated denial from a bank often qualifies for a bank statement or DSCR program through a Non-QM specialty lender. A free consultation identifies your options.
A: Non-QM rates typically run 0.5–1.5% above conventional loan rates, depending on the program, lender, credit score, and loan amount. A well-qualified self-employed borrower with a 720 credit score on a bank statement loan might see a 0.5–0.75% premium. DSCR loans for investors carry an investment property premium on top of that. The spread has narrowed as Non-QM has become mainstream — it's no longer the extreme premium it was in 2010.
A: An asset depletion mortgage qualifies borrowers using liquid assets — brokerage accounts, IRA/401(k) funds, savings — instead of income. The lender divides total liquid assets by the loan term to create a monthly income equivalency. A borrower with $2M in assets and a 30-year loan would have a $5,556 monthly income equivalency for qualifying purposes. It's designed for high-net-worth retirees, investors, and individuals whose wealth is in assets rather than salary.
A: Yes. Access Financial offers LLC entity lending through DSCR programs and certain Non-QM specialty lenders. The loan is made to the business entity rather than the individual, which keeps investment properties off the personal credit profile and provides asset protection. Lenders typically require the entity to be established for 6–12 months minimum, and personal guarantee may still be required. Most traditional banks do not offer LLC mortgage lending.
A: A P&L only loan qualifies borrowers using a CPA-prepared profit and loss statement instead of bank statements or tax returns. It's designed for business owners whose financial records are complex enough that bank deposit summaries don't clearly reflect business income. The CPA prepares a 12 or 24-month P&L confirming self-employment history and gross income. Rates are similar to bank statement programs. Access Financial works directly with CPAs who prepare these statements regularly.
A: Yes. ITIN (Individual Taxpayer Identification Number) mortgage loans allow non-citizens and DACA recipients to purchase a home without a Social Security number. Access Financial has purpose-built ITIN programs with alternative credit documentation — rent payment history, utility bills, and bank account history substitute for a traditional US credit file. Bilingual loan officers are available in Spanish, Korean, Hindi, and Urdu. No SSN is required at any stage.
A: Fannie Mae conventional guidelines allow a maximum of 10 financed properties. At 11 or more, conventional financing is unavailable through agency lenders. DSCR loans and portfolio Non-QM programs have no property count limit — the qualification is based on each individual property's income, not the borrower's total portfolio. This is why DSCR has become the standard financing vehicle for serious real estate investors scaling beyond the conventional limit.
