Self-Employed? Here's How to Buy Without a W-2 (or a Headache)

You own your own business. You're crushing it. You've got money in the bank, a growing operation, maybe even a couple team members.

And then you apply for a mortgage — and suddenly it’s like the lender’s speaking another language.

“We need your last two years of tax returns.”“Oh, you wrote that off? That doesn’t count as income.”“Your net income looks lower than expected — sorry.”

This is the moment when a lot of self-employed buyers tap out.Not because they can’t qualify — but because the system isn’t designed for them.

But here’s the good news:

Non-QM and Bank Statement Loans exist for exactly this reason.

These programs don’t rely on your W-2s or tax-adjusted net income.They’re built for entrepreneurs, 1099 contractors, and small business owners.

How they work:

✅ Bank Statement Loans: We calculate income based on 12–24 months of deposits (not write-offs)

✅ 1099-Only Loans: We use your contractor income directly — no extra hoops

✅ Asset Depletion: Use liquid assets to qualify without monthly income

✅ P&L Loans: Some cases allow for profit & loss statements prepared by a CPA

You get to:

• Buy in your own name or LLC (for investment properties)

• Skip the pain of "explaining" business deductions

• Still get competitive rates with 20–25 day closings

  
  

Real Example (From Last Month):

A self-employed client with great revenue but major write-offs came to me after two big-name lenders denied them.

We ran 12 months of bank statements.Qualified them easily.Structured a clean offer with a strong approval.

They closed on a $1.1M home — with zero explanation needed about their tax returns.

They didn’t need a miracle.They needed a lender who understood how self-employed income actually works.

Agents — this is your edge.

Self-employed clients get stuck more often than they should. Show them there's a path, and you're now not just a buyer's agent — you're a strategic advisor.

🏁 Bottom Line:

Self-employed buyers don’t need to be stressed, penalized, or passed around.They just need the right program — and someone who’s used to building creative approvals that actually close.

Let’s apply and run your numbers.📲 Start here