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For the self-employedBank statement loans: qualify on what you make, not what you report.
You run a business, you write off expenses like you're supposed to — and then a bank says your income is too low to buy a house. A bank statement loan fixes that mismatch: 12 to 24 months of deposits stand in for tax returns, and your real cash flow qualifies you.
No SSN. No credit pull. Alejandra Glass, NMLS #1008649.
The self-employed mortgage problem, honestly stated
Conventional underwriting reads your taxable income — line-item net, after every legitimate write-off. A contractor grossing well into six figures can show a modest taxable income and get declined for a loan a W-2 earner making less would walk into. That's not a character judgment; it's a documentation mismatch. Bank statement programs exist to read the same business through a truer lens: the deposits.
- 12 or 24 months of statements — personal or business accounts.
- No tax returns, no W-2s for income qualification.
- Expense factor applied to business deposits — standard, and negotiable between programs depending on your industry.
- Purchase or refinance, primary home, second home, or investment.
San Antonio runs on small business
Contractors, shop owners, medical practices, real estate agents, military spouses running 1099 businesses between PCS moves — this city's economy is full of exactly the borrowers conventional paperwork treats worst. As a broker I have multiple bank statement programs to place your file with, and their expense factors and statement rules differ enough that the choice of lender changes your qualifying income. That placement decision is the value.
When a different non-QM door fits better
Bank statements are one tool on a bigger shelf. If your wealth is in accounts rather than income, an asset depletion mortgage qualifies you on liquid assets. If the purchase is a rental, a DSCR loan in Texas qualifies the property on its own rent and leaves your income out of it entirely. And the wider non-QM loan menu covers the cases that fit no standard box at all. The point isn't any single product — it's that a “no” from a bank is rarely the end of the story.
Start with the two-minute version
Get pre-approved — no SSN, no credit pull, no documents needed to start. Tell me how you're paid, and I'll tell you which program reads your income the way it deserves to be read.
Bank Statement & Self-Employed — straight answers
How does a bank statement loan verify my income?
Instead of tax returns, the lender analyzes 12 or 24 months of your bank statements — personal or business — and derives a qualifying income from the deposits, applying an expense factor for business accounts. Your real cash flow does the talking, not the taxable income your accountant worked hard to minimize.
Who is this actually for?
Business owners, 1099 contractors, freelancers, gig workers, commission-heavy earners — anyone whose tax returns understate what they actually make. If you write off aggressively (as you should), conventional underwriting punishes you for it. Bank statement underwriting doesn't.
Do bank statement loans cost more than conventional?
Pricing runs somewhat above conventional — that's the trade for qualifying on deposits instead of tax returns. Whether it's worth it is simple: a slightly higher rate on a loan you can get beats a lower rate on one you can't. And when your returns do support conventional, I'll tell you and we'll go that route instead.
How long do I need to be self-employed?
Most programs want two years of self-employment history, though some accept less with compensating factors like strong reserves or prior experience in the same field. The 12- vs 24-month statement choice also matters — a growing business often qualifies for more using the shorter window.
What if bank statements still don't tell the right story?
There are other doors. Asset depletion loans qualify you on liquid assets instead of income, DSCR loans qualify a rental property on its own rent, and the broader non-QM menu covers cases outside every standard box. Part of my job is picking the door that actually opens.
Let’s see what you qualify for.
Two minutes, no SSN, no credit pull — and I review every one personally.