Home / Loan Programs / Self-Employed & Bank Statement Loans
For business owners & the self-employedYour write-offs shouldn't cost you the house.
Every self-employed borrower knows the trap: a good accountant minimizes your taxable income, then a lender uses that same minimized number to size your mortgage. Bank statement loans break the trap — your real deposits qualify you, not your tax strategy.
No SSN. No credit pull. Carl Mataushek, NMLS #1945717.
The self-employment penalty, explained
Conventional underwriting reads your income off tax returns. Deductions for the truck, the home office, depreciation, the retirement contribution — all correct, all legal, all subtracted from the income a lender will count. A business genuinely clearing $150k can show $60k taxable, and standard math sizes the loan off the $60k. You did nothing wrong; the documentation type is just wrong for you.
The programs that fix it
- Bank statement loans — 12–24 months of deposits, an expense factor, and your real cash flow qualifies. The flagship product for established business owners.
- 1099 programs — gross 1099 earnings with an expense factor; clean for contractors and commission earners.
- P&L programs — CPA-prepared profit-and-loss documentation for businesses with strong books.
- DSCR — for your rentals, skip personal income entirely and qualify on the property's rent.
Which path is actually cheapest?
Non-QM pricing runs above conventional, so the right move is to check conventional first: some self-employed borrowers' returns are strong enough after add-backs (depreciation, one-time expenses) to qualify the standard way, and when they are, that's the cheaper loan. Carl runs both paths in parallel and shows you the honest comparison — including at jumbo sizes, where bank-statement programs reach surprisingly high. If you're buying your first home on self-employed income, the first-time buyer toolkit still applies too.
What to have ready
For a bank-statement file: the statements (12–24 months, business or personal), a sense of your expense structure, and your credit picture. That's enough for Carl to size the loan and quote realistically. Start with the two-minute check — no SSN, no credit pull — and he'll take it from there on a call.
What do your bank statements say you earn?
This is the math a bank-statement lender actually runs — deposits, minus an expense factor.
Qualifying income (est.)
$9,000/mo
what the lender counts — regardless of your tax return
Illustration only — expense factors vary by lender and business type (a CPA letter can lower yours), and buying power assumes ~43% DTI with ~1.4%/yr taxes + insurance. Not an offer or commitment to lend.
Self-Employed & Bank Statement Loans — straight answers
How does a bank statement loan calculate my income?
The lender averages your actual deposits over 12 or 24 months of business or personal bank statements, applies an expense factor appropriate to your business type, and that average becomes your qualifying income — your tax returns never enter the file. Write-offs stop working against you.
How long do I need to have been self-employed?
Two years is the comfortable standard across most programs. Some accept less with a strong prior history in the same field. If you're recently self-employed, tell Carl the timeline honestly — the answer may be a specific program now, or a short wait with the file pre-built so you close the moment you're eligible.
Are the rates higher than a regular mortgage?
Somewhat, yes — bank-statement and other non-QM programs price above conventional because the documentation is lighter. But compare the real alternative: for many self-employed borrowers the conventional 'rate' is theoretical, because their tax returns won't qualify them for the loan at all. If returns DO support conventional, Carl will put you there — it's cheaper.
What about 1099 contractors and gig income?
Dedicated 1099 programs qualify off your gross 1099 earnings with an expense factor — simpler than full bank-statement documentation when your income runs through one or two payers. P&L-only programs also exist for established businesses. Which fits depends on how your money actually flows; that's the first thing Carl maps.
Let's see what you qualify for.
Tell Carl where you're at and he'll come back with what's actually possible — usually the same day.
- No SSN and no credit pull at this stage
- Carl calls or texts you back personally — usually same day
- 14 states licensed · NMLS #1945717
Prefer to talk first? (321) 229-8084
Got it — that's on Carl's phone already.
He reviews every one personally and will reach out shortly. If it's urgent, call or text (321) 229-8084.
Ready for the full application?
If you already know what you want and would rather get straight into it, you can start the formal application now instead of waiting for Carl to call.
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