You built a business. You write things off. Your tax return looks broke on paper — but your bank account tells a completely different story. We qualify you on reality, not paperwork.
Traditional lenders use tax returns to measure income. Smart lenders use bank statements, 1099s, and real cash flow. Here's who we serve.
You own 25%+ of a business, write off everything legitimately, and show low taxable income. Your bank account tells the real story.
Consultants, designers, developers, and agency owners who receive 1099s instead of W-2s and don't have two years of "clean" tax returns.
Rideshare, delivery, app-based income. If you receive 1099-K or 1099-NEC and your deposits are consistent, there's a program for you.
You already use depreciation and expenses to reduce AGI. A bank statement or P&L loan separates your investing income from your paper losses.
Actors, athletes, musicians, content creators — irregular but real income that tax returns misrepresent. We work with what actually hits your account.
Doctors, attorneys, dentists with practice ownership structures. High income, complex returns, write-offs that tank your qualifying income on paper.
Realtors, mortgage professionals, financial advisors, sales professionals with variable W-2 or 1099 income that banks penalize unfairly.
Non-US citizens investing in US real estate. No US tax returns required. Qualify based on property income or asset position.
Conventional underwriting was designed for employees. If you're self-employed, it actively works against you.
Requires 2 years tax returns — your write-offs reduce your qualifying income drastically
Uses net income after deductions — depreciation, home office, vehicle, retirement all count against you
Rigid DTI calculations — even if you have $50K/mo hitting your account, they see $8K on paper
2-year self-employment history required — new business owners don't qualify at all
Fannie/Freddie guidelines — no flexibility, no exceptions, no common sense
12 or 24 months bank statements — we use actual deposits, not what you wrote off
1099-only programs — your 1099s used directly, no schedule C reduction
P&L statement accepted — CPA-prepared profit & loss can replace tax returns entirely
1-year self-employed options available — newer business owners can still qualify
Non-QM flexibility — underwriters use common sense, not checkbox compliance
Tell Jordan your situation. We price these scenarios daily and find a path when banks can't.
Instead of your tax return's bottom line, we look at what actually flows through your accounts. Here's the math — it's simpler than you think.
Each program uses a different income documentation method. Jordan will identify which fits your situation and which gets you the best terms.
| Program | Min FICO | Max LTV Purchase | Max LTV Refi | Max Loan | Income Doc Needed | Tax Returns? | Self-Emp History | DTI Max | Best Property |
|---|---|---|---|---|---|---|---|---|---|
| Bank Statement 12mo | 620 | 90% | 80% | $3.5M | 12 mo stmts | No | 1 year min | 50% | Primary, Investment |
| Bank Statement 24mo | 620 | 90% | 80% | $3.5M | 24 mo stmts | No | 2 years min | 50% | Primary, Investment |
| 1099 Only — 1 Year | 660 | 85% | 75% | $2M | 1 year 1099s | No | 1 year same employer | 50% | Primary, 2nd Home |
| 1099 Only — 2 Year | 640 | 85% | 80% | $3M | 2 years 1099s | No | 2 years consistent | 55% | Primary, 2nd Home, Investment |
| P&L Statement | 660 | 85% | 75% | $3M | 12-mo CPA P&L | No | 2 years in business | 50% | Primary, Investment |
| Asset Depletion | 680 | 80% | 75% | $3M+ | Asset statements | No | None required | 45% | Primary, 2nd Home, Investment |
| Bank Stmt + DSCR Combo | 660 | 80% | 75% | $3M | Bank stmts + rent roll | No | 1 year min | 50% | Investment only |
Jordan will identify the right structure and pull live pricing — usually same day.
Real scenarios mapped to the right program. We price these every single day.
Strong business, aggressive write-offs
1099 income, one main client, 3 years
Business owner buying rental property
$2.8M in assets, minimal income on paper
Left corporate job, started LLC last year
High gross revenue, high deductions, low AGI
Bring us the hard ones. We price non-QM scenarios every day.
Fill out the form and Jordan will identify the right program, pull live pricing, and tell you exactly what you qualify for. No hard credit pull. No commitment.
Jordan Syers • NMLS #1211031 • Guthix Lending LLC • Licensed in CA, DC, FL, KS, MD, MO, OK, PA, TX, VA
Jordan will review your scenario and reach out shortly — usually same business day.
Know the language before you apply.