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
Business Owners With Strong Cash Flow Are Still Getting Denied Mortgages and Here Is Why
The Mortgage Problem That Successful Business Owners Keep Running Into
You built a successful business. Your cash flow is strong. Your credit is solid. You are financially capable of a mortgage payment that fits comfortably within what your business generates. And then a lender tells you your income is not enough to qualify.
It is one of the most frustrating experiences a self-employed borrower can have and Nicole, business development manager working alongside mortgage advisor Robert Love, wants business owners to understand exactly why it happens and what to do about it.
Why Tax Returns Work Against Business Owners in Traditional Mortgage Underwriting
Traditional mortgage guidelines evaluate income primarily through tax returns. For W-2 employees that is a straightforward process. The income is what the W-2 says it is.
For business owners the picture is more complicated. Legitimate business deductions reduce taxable income on the tax return and that is exactly what they are supposed to do. Deductions for equipment, vehicle use, home office, business meals, depreciation, and dozens of other ordinary business expenses are legal, appropriate, and financially smart. They lower the tax burden. They also lower the income figure that a traditional mortgage lender uses to qualify the borrower.
A business owner generating four hundred thousand dollars in gross revenue might show one hundred and fifty thousand dollars in net income after legitimate deductions. The mortgage qualification is built around that one hundred and fifty thousand dollar figure. The actual cash flowing through the business tells a completely different story that traditional guidelines are not designed to read.
What Alternative Documentation Programs Actually Allow
Bank statement loans evaluate the actual deposits flowing into business or personal bank accounts over a defined period rather than relying on the tax return net income figure. Twelve or twenty-four months of bank statements can document the real cash flow of a business in ways that tax returns cannot and qualify the borrower based on what is actually coming in rather than what survives the deduction process.
Depending on the specific situation there are multiple alternative approaches to income documentation available. The right one depends on the business structure, how long the business has been operating, the credit profile, and the purpose and amount of the loan being sought.
What to Do Before Ruling Yourself Out
Do not assume that a traditional mortgage is the only path or that a previous denial from a conventional lender is the final answer. The income is real. The qualification may simply require a different evaluation framework designed for the way self-employed income actually works.
Nicole and Robert Love work with business owners, self-employed borrowers, and real estate investors specifically because their financial profiles require a different approach. Se habla español. Contact Nicole and Robert Love directly to review your specific situation and make an informed decision about the path that is actually available to you.
Sources
ConsumerFinancialProtectionBureau.gov
FannieMae.com
MortgageNewsDaily.com
NationalMortgageProfessional.com
Investopedia.com
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