Home / Loan Programs / Non-QM Loans
When the standard box failsNon-QM loans: for borrowers the standard paperwork misreads.
Great credit, real income, strong assets — and a tax return that makes underwriters flinch. Non-QM lending exists for exactly this borrower. It verifies your ability to repay with different evidence: bank deposits, rental cash flow, assets. My job is knowing which non-QM door is yours.
No SSN. No credit pull. Alejandra Glass, NMLS #1008649.
The umbrella, mapped
Non-QM isn't one product — it's a family of them, each solving a specific mismatch between real finances and standard paperwork. The three I place most often have their own deep-dive pages:
- Bank statement loans for self-employed borrowers — qualify on 12–24 months of deposits instead of tax returns that write-offs have flattened.
- DSCR loans for investment property — the rental qualifies on its own income; your personal tax returns never enter the file.
- Asset depletion loans — convert savings and investments into qualifying income for asset-rich, income-light borrowers.
Around those sit 1099 programs (qualify on contractor income alone), ITIN loans for taxpayers without Social Security numbers, interest-only structures, and recent-credit-event programs with shortened waiting periods after bankruptcy or foreclosure.
Who lands here, in practice
The self-employed contractor whose Schedule C shows a fraction of real cash flow. The investor whose portfolio grew past what conventional's financed-property limits allow. The retiree with seven figures invested and four figures of monthly "income." The business owner two years past a rough patch that conventional wants seven years of penance for. None of these are marginal borrowers — they're mismeasured ones.
How we'd work it
Bring me the real picture — what you make, what you have, what happened. I'll tell you which lane fits, what it costs against the standard alternative, and what the exit path to cheaper financing looks like once time or equity fixes the mismatch. Start with the two-minute loan options check — no SSN, no credit pull — or run numbers on the mortgage calculators first.
Non-QM Loans — straight answers
What does non-QM actually mean?
QM stands for 'qualified mortgage' — the standard documentation rulebook most loans follow. Non-QM loans sit outside that box on purpose: they verify your ability to repay through different evidence, like bank deposits, rental income or assets, instead of tax returns and W-2s. They're regulated, underwritten loans — just measured with different instruments.
Are non-QM loans risky like the pre-2008 loans?
No — that's the comparison everyone reaches for, and it doesn't hold. The no-doc loans of that era verified nothing. Today's non-QM lenders are legally required to document your ability to repay; they just accept different documentation. Twelve months of real bank deposits is evidence, not a wink.
Why are non-QM rates higher?
Because the loans are held or sold by private investors rather than Fannie and Freddie, and lighter standard documentation carries a pricing premium. The honest framing: if a conventional loan is available to you, it's usually cheaper and I'll tell you so. Non-QM earns its cost when it's the door that actually opens.
Can I get a non-QM loan with an ITIN instead of a Social Security number?
Yes — ITIN programs exist for taxpayers who file with an Individual Taxpayer Identification Number. Expect a larger down payment and pricing above conventional, but real homeownership financing is available. San Antonio has one of the country's most established ITIN borrower communities, and lenders know this market.
How soon after a bankruptcy or foreclosure can I qualify?
Conventional and FHA impose multi-year waiting periods. Non-QM lenders shorten them significantly — some programs work from one year out, or less with strong compensating factors. The trade is rate and down payment. As equity and time accumulate, refinancing to a standard loan is the usual second act.
Let’s see what you qualify for.
Two minutes, no SSN, no credit pull — and I review every one personally.