Your Local Non-QM Mortgage
Specialist
States Licensed in Pensylvania, Florida and Iowa
Home and investment property loans for self-employed borrowers,
real estate investors, and anyone the big banks turn away.
Personalized Non-QM Experience
Robert Love specializes in Non-QM lending, the loan products designed for borrowers who do not fit the conventional mold. Whether you are self-employed, paid through 1099s, growing a real estate portfolio, or rebuilding after a past credit event, we shop multiple wholesale lenders to find the program and rate that fit your actual financial picture.
Tax returns that do not tell your full story should never cost you the property you want. We qualify borrowers using bank statements, rental income, assets, and other common-sense documentation, all backed by wholesale pricing and technology that keeps the process fast and transparent.
Trust a specialist who focuses on the loans other lenders avoid. Let us help you close on your next home or investment property.
The Non-QM Loan Process
Get Pre-Qualified Talk with a
Non-QM specialist
We match you to the right program and show you what you qualify for, with no tax returns required for many of our products.
Find Your Property
Whether it is your next home or an investment property, work with a trusted real estate agent to find the right fit. DSCR and investor purchases are welcome.
Submit Your Application
Complete your application and let us guide you through underwriting. We handle the heavy lifting and keep you updated all the way to closing.
Don't take my word for it
Non-QM Programs
Mortgage solutions built for self-employed borrowers, investors, and complex financial situations, right here in Panama City Beach, Florida.
Loan Options That Actually Fit You
Our experienced mortgage advisors will walk you through the best mortgage loan program that will fit your specific scenario.
Bank Statement Loans
DSCR Loans (Investor Loans)
Equity Xcellarator Loan
Reverse Mortgage
Frequently Asked Questions
What is a Non-QM loan?
Non-QM stands for Non-Qualified Mortgage. These loans do not follow the strict documentation rules of conventional mortgages, which makes them a fit for self-employed borrowers, investors, and others with non-traditional income. Non-QM does not mean high risk; it means flexible qualification.
Can I get a mortgage if I'm self-employed?
Yes. Many of our self-employed clients qualify using bank statements or a profit and loss statement instead of tax returns, so business write-offs do not work against you.
Can I qualify using my bank statements instead of tax returns?
For most of our bank statement programs, yes. We review 12 to 24 months of deposits to calculate your qualifying income. No tax returns or W-2s needed.
Can I get a loan based on my rental property's income?
Yes, through a DSCR loan. We qualify the loan based on whether the property's rent covers the payment, so your personal income often is not part of the equation.
Can I get a mortgage after a recent bankruptcy or foreclosure?
Often, yes. Several Non-QM programs allow financing with little or no waiting period after a credit event, while conventional loans may require years.
Are Non-QM rates higher than conventional rates?
Non-QM rates are typically a bit higher because the qualification is more flexible. For many borrowers, access to financing now outweighs waiting, and we shop multiple lenders to secure the most competitive pricing available for your profile.
How much down payment do I need for a Non-QM loan?
Down payment requirements vary by program and credit profile and are generally higher than minimum conventional options. We will review your scenario and show you the exact figure during your qualification review.
Can foreign nationals buy property in the US?
Yes. Our foreign national programs help non-US citizens purchase a home or investment property, often without US credit or income documentation.
Can I refinance an investment property or take cash out?
Yes. We offer rate-and-term and cash-out refinancing on investment and non-owner-occupied properties through our DSCR and investor programs.
How long does a Non-QM loan take to close?
Timelines vary, but many Non-QM loans close within a few weeks. Because we use wholesale lenders and streamlined documentation, the process is often faster than borrowers expect.
Most Recent Blog Updates
One Lender Said No But That Does Not Mean the Deal Is Dead and Here Is Why Realtors Should Call First
The Message Robert Love Wants Every Realtor to Remember This Week
When a buyer gets turned down for financing the instinct is to assume the deal is over. Robert Love wants realtors to pause before sending that buyer back to the sidelines for six months or a year because in many cases the issue is not that the borrower cannot qualify. The issue is that they were put into the wrong mortgage product.
Why Denials Happen Even When the Borrower Is Qualified
Traditional mortgage underwriting was built around a specific borrower profile. W-2 employment. Two years of tax returns showing consistent qualifying income. A debt-to-income ratio that fits within standard guidelines. That framework works well for a significant portion of buyers and leaves a meaningful portion of genuinely qualified borrowers on the outside looking in.
Business owners whose tax returns show a fraction of actual income after legitimate deductions. Real estate investors whose personal income looks modest relative to their portfolio and cash flow. Borrowers with substantial liquid assets who are not currently earning traditional employment income. High-net-worth individuals with complex financial structures that do not translate cleanly into conventional documentation requirements.
None of those borrowers are unqualified. They are simply being evaluated through a framework that was not designed for them.
What Non-QM Programs Can Do
Non-QM lending exists specifically to evaluate these borrowers through a different lens. Bank statement loans qualify self-employed borrowers based on twelve or twenty-four months of deposits rather than tax returns. Asset depletion programs calculate qualifying income from liquid assets and investment accounts. DSCR programs for investment property purchases qualify based on the property’s cash flow rather than the borrower’s personal income. Profit and loss loans use a CPA-prepared statement to reflect actual business performance.
The difference between a dead deal and a closing is sometimes simply knowing where else to look and having a lender with access to the right programs to look there.
What Realtors Should Do Before Sending a Buyer Back to the Sidelines
Call Robert Love before assuming the deal cannot be saved. He will take a second look at the file, identify whether the borrower was placed in the wrong product, and tell you directly whether there is another path to closing.
Not every denial has a solution. But enough of them do that the call is worth making before the transaction is abandoned entirely.
Reach out to Robert Love at 515-805-8870 to get a second opinion on any file where financing has fallen through.
Sources
ConsumerFinancialProtectionBureau.gov
MortgageNewsDaily.com
NationalMortgageProfessional.com
FannieMae.com
Investopedia.com
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