BANK STATEMENT LOANS · P&L ONLY · NON-QM · NO W2 REQUIRED .
Self-employed mortgage
Self-Employed Mortgage — Qualify on What You Actually Earn, Not What Your Tax Return Shows.
12 or 24 months of bank statements. P&L only programs. No W2. No tax return. Your write-offs built your business — they shouldn’t cost you your home.
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The bank looked at your tax return. We look at your bank account.
A bank rejection doesn't mean you can't afford the home. It means you're using the wrong lender.
Here’s what happened at the bank. Their underwriting system pulled your tax returns, saw the income after write-offs, calculated your debt-to-income ratio, and generated a decline. The system doesn’t know you deposited $280,000 last year. It only sees the $72,000 you reported after expenses.
That’s not a problem with your finances. That’s a problem with the wrong loan type.
- Bank statement loans use your actual deposits — not your taxable income — for qualification. 12 or 24 months of statements replace the W2 and tax return entirely. Your write-offs reduce what the IRS sees.
- They don’t reduce what your bank account shows. Those are two completely different numbers, and bank statement programs use the right one.
One dedicated loan officer. Your business financials handled with complete confidentiality. No call centers. No unnecessary disclosures.
Every loan type on this page closes through a dedicated loan officer assigned to you from pre-approval to keys.
Which program fits your income structure?
Quick answers — the 3 questions self-employed borrowers ask us first
Yes. Bank statement loans use 12 or 24 months of deposit history instead of tax returns. P&L only programs use a CPA-prepared profit and loss statement. Neither program requires W2s, federal tax returns, or Schedule C review. Access Financial offers both. The qualification is based on what you deposited — not what you reported after write-offs. Most self-employed borrowers who were rejected by a bank qualify for one of these programs.
For personal bank statements: lenders add up 12 or 24 months of deposits and divide by the number of months to get average monthly income. 100% of personal deposits typically count. For business bank statements: lenders apply an expense factor — typically 50% — to account for business expenses. A business account showing $30,000/month in deposits becomes $15,000/month in qualifying income at a 50% factor. Some lenders adjust the factor based on your industry.
No. Bank statement and P&L loans qualify you on deposit history and gross business income — not taxable income after deductions. Your write-offs are completely irrelevant to the qualification calculation. You keep every deduction your CPA built into your tax strategy. The whole point of Non-QM programs is to separate mortgage qualification from tax reporting. They were specifically designed for this.
The self-employed mortgage process at Access Financial
One free consultation identifies the right program before any paperwork moves
Tell us how you earn your income
15-minute consultation — by phone or online form. Tell us your business structure (sole prop, S-Corp, partnership, 1099), roughly how much you deposit monthly, how long you've been self-employed, and what you want to buy. No credit pull at this stage. This conversation identifies the qualification path before any documents are shared.
We identify your qualification path
After the consultation, your loan officer runs the numbers across the programs available to your income type. Bank statement at 12 months vs 24 months. P&L vs bank statement. Conventional full doc as a comparison. You get the rate for each path and the qualification income for each — so you can make an informed choice, not just accept whatever the lender recommends.
We collect your documents — securely
Bank statements are collected through a secure borrower portal. Business financials are handled by your dedicated loan officer — not a processing team that rotates. If your CPA is preparing a P&L, we communicate directly with them to ensure the letter meets program requirements. Your documents stay within the loan file. We don't share them unnecessarily.
Manual underwriting — a real person reviews your file
Self-employed mortgage underwriting is manual, not automated. A human underwriter reviews your deposit history, business stability, credit profile, and property details. We prepare your file presentation carefully — how the deposits are summarized and how the business is described matters in manual underwriting. Sloppy files cause delays and conditions. We prep yours before it goes to the lender.
Pre-approval and close on your timeline
Pre-approval letter issued within 24 hours for straightforward files. Bank statement loans typically close in 21–35 days depending on appraisal scheduling. P&L programs run on a similar timeline. Your loan officer gives you their direct line. You're not transferred to a processor and then a closer and then a funder — one person stays on your file.
Self-employed mortgage questions — answered directly
A: Yes. Self-employed borrowers have access to multiple mortgage programs — conventional full documentation (using tax returns), bank statement loans (using 12 or 24 months of deposits), P&L only programs (using a CPA-prepared profit and loss statement), and asset depletion programs (using liquid investment assets). The challenge is finding the right program for the right income structure. A bank offers one product. Access Financial offers 100+ lenders across all four paths.
A: You qualify using the program that best reflects your actual income. If your tax returns show sufficient net income after write-offs, conventional full-doc qualification is available. If write-offs reduce your taxable income significantly, a bank statement loan uses your actual deposit history instead. If your CPA prepares your books, a P&L only loan uses the profit and loss statement. Access Financial runs all three scenarios and presents the best option.
A: A bank statement mortgage loan qualifies borrowers using 12 or 24 months of bank deposit history instead of W2s or tax returns. Personal account deposits typically count at 100%. Business account deposits are usually counted at 50% after applying an expense factor. The average monthly deposit becomes the qualifying income. No tax returns, no Schedule C, no W2 required. Available for purchase and cash-out refinance.
A: Most bank statement and Non-QM programs require 2 years of self-employment history. Some programs accept 1 year for borrowers transitioning from the same industry as a W2 employee to self-employed. The 2-year requirement is documented through a business license, CPA letter, or business registration showing the start date. Conventional full-doc programs also require 2 years of self-employment history verified through tax returns.
A: Not for bank statement or P&L only programs. Bank statement loans use deposit history. P&L only programs use a CPA-prepared income statement. Both programs skip the federal tax return review entirely. A 4506-C IRS transcript authorization is still required by most lenders to verify your filing history — but the transcript itself is not used for income calculation. Conventional loans do require full tax returns.
A: Bank statement and Non-QM programs start at 620 for most lenders. The best rate tiers begin at 700–720. For borrowers with scores between 620 and 660, larger down payments (25%+) and strong reserves typically compensate. Self-employed borrowers generally have good credit — the barrier is income documentation, not creditworthiness. Access Financial checks your credit as part of the free pre-qualification, with no impact at the inquiry stage.
A: Bank statement loans typically require 10–25% down depending on loan amount and lender. A 10% down payment is available on some programs up to $1M at 700+ credit score. Most programs require 15–20% for the best rates. Jumbo bank statement programs typically require 20–30% down. P&L only programs follow similar requirements. Reserves (typically 6–12 months of payments in liquid assets) are also required on most Non-QM programs.
A: Bank statement and Non-QM loan rates typically run 0.5–1.5% above conventional rates. A well-qualified self-employed borrower at 720+ credit score and 20% down might see a 0.5–0.75% premium. Lower credit scores and higher LTVs push toward the 1.5% end. Access Financial shops your file across 100+ Non-QM lenders to find the best rate — the spread between lenders on the same file is often 0.5–0.75%, which is why broker access matters.
A: Yes — variable income is common for self-employed borrowers and lenders account for it differently by program. Conventional programs average 2 years of tax return income. If income declined, the lower year pulls the average down. Bank statement programs use your current 12 or 24-month deposit average — which can be more favorable if your business is growing. P&L programs use the period you specify with your CPA. Rising income trends are often a positive factor in underwriting.
A: Commingled business and personal banking is common — and manageable. Lenders using personal bank statements generally want to see that deposits are legitimate income-related transfers, not business-in-business-out flows. Your loan officer walks through the statements before underwriting to identify any deposits that will be questioned and advises on how to document them. Severe commingling (no separation at all) may push toward a P&L only program or business-account bank statement approach.