Non-QM Loans · NC & SC · All Borrower Types
Non-QM doesn't mean risky — it means your financial picture doesn't fit a box. Self-employed, retired, ITIN, DACA, 1099, asset-rich, slim credit. There's a program for you.
Non-QM loans don't follow the Consumer Financial Protection Bureau's "qualified mortgage" framework — which was designed around W-2 employees. They use alternative ways to verify your ability to repay: bank deposits, assets, 1099s, ITIN, or non-traditional credit history.
These are not loans of last resort. They are purpose-built programs for borrowers whose financial strength simply shows up differently than a pay stub. Rates are typically 0.5–2% above conventional, and underwriting still confirms you can repay — just via a different picture.
12 or 24 months of personal or business bank deposits used as income — no tax returns required. Designed for business owners whose write-offs reduce taxable income but whose actual cash flow is strong. Personal or business statements accepted.
Best for: Business owners, entrepreneurs, LLCs
Your verified liquid assets — brokerage, IRA, 401(k), savings — are converted into monthly qualifying income without liquidation. Every $500K in eligible assets can generate approximately $4,000–$8,000/month in qualifying income depending on the program's depletion period.
Best for: Retirees, investors, portfolio income buyers
Qualify using one or two years of 1099 forms plus verification of self-employment. No W-2s, no tax returns. Recognizes that independent contractors and gig workers have real income that a conventional return often understates after deductions.
Best for: Independent contractors, consultants, gig workers
Qualify using just one year of tax returns or W-2s instead of the standard two. Ideal if you recently changed careers, took on a higher-paying role, or started a business and your most recent year of income is significantly stronger than the year before.
Best for: Career changers, recent business starters
Home loans for borrowers who have an Individual Taxpayer Identification Number but no Social Security number. Available in NC and SC. Typically requires 20–30% down, documented income, and demonstrated payment history. Homeownership is accessible — you don't need a SSN.
Best for: Non-citizen buyers, foreign nationals with US ITIN
DACA recipients with valid work authorization can qualify for conventional, FHA, and select non-QM programs in NC and SC. Not all lenders accept DACA borrowers — working with a broker who knows which ones do is the difference between a no and a closing.
Best for: DACA recipients, work-authorized borrowers
No credit score? Thin file? Alternative credit programs use rent payment history, utility bills, insurance premiums, and phone payments to build a qualifying credit profile. Financial responsibility doesn't only appear on a credit report — and this program recognizes that.
Best for: First-time buyers with no credit, new-to-credit borrowers
Qualify on the property's rental income — not your personal income. No W-2s, no tax returns, no DTI calculation. Ideal for real estate investors expanding portfolios across Lake Keowee, Lake Hartwell, Greenville, and Upstate SC markets.
Best for: Real estate investors, short-term rental owners
Strong revenue, healthy cash flow — but tax returns show low net income after deductions. Bank statement loan reads the actual deposits.
Significant investment portfolio and retirement accounts, but limited monthly W-2 or pension income. Asset depletion converts wealth into qualifying income.
Consistent income from contracts and clients, but tax returns understate it after deductions. 1099 loans and bank statements both work here.
US taxpayer, paying taxes, building life here — but no Social Security number. ITIN programs make homeownership accessible.
Valid work authorization, income, and roots in this country. The right lender will say yes — I know which ones they are.
New role, higher income, but only one year to show for it. 1-year full doc lets your current earnings speak for themselves.
Never had a credit card or car loan? Alternative credit programs use rent and utility history to establish your track record.
Qualifying on personal income limits your portfolio. DSCR loans let the property do the qualifying — scale without the income ceiling.
Eligible assets typically include: checking/savings (100%), investment accounts (70%), retirement accounts 59½+ (70%). Programs and divisors vary by lender. This is an illustration, not a guarantee.
Non-QM lending has a lot of nuance. These are the questions I hear most — answered without jargon.
No pressure, no commitment. Just a conversation about what's possible.
A single bank has one set of programs. When they say no, the conversation is over. As a broker, I shop your file across a network of 100+ lenders — each with different guidelines for non-QM programs. What one lender won't touch, another may be built for. That's the broker advantage.
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