For borrowers a W-2 doesn’t describe
Six ways to qualify when a W-2 isn’t one of them.
DSCR, Bank Statement, Asset-Depletion, ITIN, Foreign National, and P&L-Only — non-QM programs for borrowers whose income or situation doesn’t fit traditional underwriting. Available nationwide, from a California broker who places all six in-house.
Tell us the situation and we’ll tell you which of the six fits — or if none do.
Equal Housing Opportunity
Not every borrower fits a W-2 box. Neither does every good loan.
Self-employed borrowers, real estate investors, foreign nationals, and buyers without a Social Security number often get overlooked by conventional underwriting — not because their financial picture is weak, but because it doesn’t fit a standard form. Non-QM lending exists to evaluate the picture that’s actually there: rental income, bank deposits, liquid assets, a profit-and-loss statement — whatever tells the real story of your ability to make payments.
What sets Non-QM lending apart.
- Alternative income documentation. Bank statements, profit-and-loss statements, 1099s, or asset statements can stand in for W-2s, pay stubs, and tax returns.
- More flexible credit requirements. Programs exist for borrowers well outside conventional credit-score minimums.
- No mandatory waiting periods after major credit events. Some programs don’t require a set seasoning period after a bankruptcy or foreclosure the way conventional financing does.
- Built for non-owner-occupied property. These are business-purpose programs for investment and rental property, not primary residences.
- Property-level qualification available. DSCR programs qualify off the subject property’s rental income rather than the borrower’s personal income.
Every wholesale investor sets its own guidelines for credit score, loan-to-value, and qualifying ratios, and those guidelines shift over time — which is why we don’t publish specific numbers here. We’ll walk you through what’s actually available for your scenario when we talk.
Who tends to use Non-QM financing.
Non-QM programs are commonly used by:
- Self-employed borrowers and business owners whose tax returns don’t reflect their full cash flow.
- Real estate investors buying or refinancing rental property based on the property’s income rather than personal income.
- Borrowers with a past bankruptcy, foreclosure, or short sale who don’t yet meet conventional seasoning requirements.
- Foreign national buyers and investors without U.S. credit history.
- ITIN holders who don’t have a Social Security number but need U.S. real estate financing.
- Borrowers with substantial liquid assets but limited traditional income to document.
Non-QM vs. conventional (QM) lending, at a glance.
| Feature | Conventional (QM) | Non-QM |
|---|---|---|
| Tax returns required | Typically yes | Often no |
| Bank statements accepted as income | No | Yes, on qualifying programs |
| Qualifies off property cash flow (DSCR) | No | Yes |
| Owner-occupancy | Primary residence-focused | Non-owner-occupied, business-purpose |
| Credit event waiting periods | Standard seasoning required | Varies by program; some have none |
General program comparison only. Exact requirements vary by investor and program and are confirmed during the qualification conversation.
Available nationwide for qualifying business-purpose transactions — not limited to California. The loan programs on this page are business-purpose loans for non-owner-occupied investment or business property — they are not intended for personal, family, or household use. Because they’re business-purpose loans, we offer them nationwide, separately from our California-only consumer home loan programs. This page is general program information, not a set of loan terms, a commitment to lend, or an offer of credit.
Choose your starting point.
- DSCR Loans → — Qualify off the investment property’s income, not your personal income.
- Bank Statement Loans → — Qualify off bank deposits instead of tax returns.
- Asset-Depletion Loans → — Qualify off your assets, not a paycheck.
- ITIN Loans → — No Social Security number? No problem.
- Foreign National Loans → — U.S. real estate financing for non-U.S.-citizen buyers and investors.
- P&L-Only Loans → — Qualify with an accountant-prepared profit-and-loss statement.
Southern California roots. National capability.
We’re headquartered in Torrance, California, and we’ve built our reputation serving South Bay and Inland Empire homeowners directly since 2007 — and we bring that same hands-on approach to investor and Non-QM borrowers across the country.
Wondering if you’d qualify? Every wholesale investor sets their own guidelines, and the specific numbers — minimum credit score, maximum loan-to-value, qualifying ratios — genuinely vary from loan to loan. Rather than guess at figures here, we’ll walk you through current guidelines for your specific scenario using the same investor relationships we place these loans through. Contact us → and let’s talk about your situation directly.
Non-QM loans in California: how they work
Non-QM loans in California are mortgages that fall outside the Consumer Financial Protection Bureau’s Qualified Mortgage guidelines, usually because income is documented in a non-traditional way. Self-employed borrowers, real estate investors, and borrowers with complex tax returns often consider Non-QM loans in California when standard conventional documentation does not tell their full story. Common examples include bank-statement loans, profit-and-loss loans, asset-depletion loans, and DSCR loans for investment property.
Non-QM programs vary widely between lenders, and eligibility depends on the borrower, the property, and the specific program. Nationwide Funding Group Corp is a licensed California mortgage broker (NMLS #98906) that compares Non-QM loans in California across multiple wholesale sources. This section is general information only and is not a commitment to lend. Equal Housing Opportunity.
Get pre-qualified.
Rates, programs, and terms are not guaranteed and are subject to borrower qualification and final lender approval. This is not a commitment to lend.
Nationwide Funding Group Corp, a licensed mortgage lender and mortgage broker | 350 S Crenshaw Blvd, Ste A206A, Torrance, CA 90503 | (310) 961-9750 | NMLS #98906 | CA DRE Corporation License #01801836 (licensed, active, since 2007) | Broker of Record: Alexander J. Gonzalez | NMLS #98329 | CA DRE #01384006 | Equal Housing Opportunity | NMLS Consumer Access → | Licensing & Disclosures | Privacy Policy | Terms of Use | Accessibility Statement | This is not a commitment to lend. All loan programs are subject to borrower qualification, property eligibility, and lender approval, and are not guaranteed.