Loan programs built for how you actually earn
Your tax strategy shouldn’t cost you the house. These programs let self-employed borrowers qualify with bank statements, 1099s, a profit-and-loss statement, or assets — no tax returns required when you document income another way. One application, matched and priced in-house against 25+ non-QM investor programs.
How do the 8 alternative-documentation loan programs compare?
Each program documents income a different way. The table compares what you provide, the history needed, how income is figured, who each program fits and its main trade-off. Pricing and loan limits depend on your full file, so they aren’t shown here. For a longer walk-through, read Self-Employed Mortgage Options Compared (2026).
| Program | Documents you provide | History needed | How income is figured | Who it fits | Main trade-off |
|---|---|---|---|---|---|
| Bank Statement Loans | Documents you provide12 or 24 months of consecutive personal or business bank statements (every page), plus proof the business exists, such as a business license or CPA letter. | History neededCommonly two years of self-employment; some investors accept less with compensating factors. Guidelines vary by investor. | How income is figuredEligible deposits over 12 or 24 months, minus excluded deposits such as transfers and loan proceeds. Business accounts also get an expense factor (commonly 50%, sometimes lower with a CPA expense letter) and your ownership share. The total is averaged to a monthly figure. | Who it fitsBusiness owners, sole proprietors and 1099 earners whose write-offs shrink their taxable income. | Main trade-offUsually costs more than a conventional loan, and not every deposit counts. |
| 1099 Income Loans | Documents you provideOne or two years of 1099 forms, plus evidence the work is continuing, such as a current contract, client letter or recent deposits. | History neededOne or two years of 1099s, depending on the investor and your profile. | How income is figuredMost 1099-only programs start from your gross 1099 earnings and subtract a fixed expense factor (commonly 10%); some investors use a different factor. | Who it fitsIndependent contractors, real estate agents, commissioned reps and gig earners paid on 1099s. | Main trade-offUsually costs more than a conventional loan, and income that isn’t on your 1099s doesn’t count. |
| P&L-Only Loans | Documents you provideA 12-month profit-and-loss statement prepared by an independent CPA or licensed tax preparer; many investors also ask for a few months of business bank statements. | History neededTypically about two years of business operating history. Guidelines vary by investor. | How income is figuredNet profit on the statement, multiplied by your ownership share. Because expenses are already itemized, no extra expense factor is usually applied. | Who it fitsEstablished business owners whose accountant already prepares their financial statements. | Main trade-offNeeds an independent CPA or licensed tax preparer, and usually costs more than a conventional loan. |
| 3-Month Bank Statement + P&L | Documents you provideYour three most recent months of consecutive personal or business bank statements (every page), plus a profit-and-loss statement for the business prepared by a licensed tax professional (CPA, enrolled agent or licensed tax preparer), and proof the business exists. | History neededSelf-employment history requirements vary by investor; we confirm the requirement for your file before you gather documents. | How income is figuredQualifying income comes from the profit-and-loss statement, adjusted for your ownership share. The three months of statements are reviewed to confirm that deposits reasonably support the revenue on the P&L; if they do not, the file is reworked on a 12- or 24-month program. | Who it fitsSelf-employed borrowers buying or refinancing a primary home, second home or investment property, whose tax returns understate income and who can obtain a current P&L from a licensed tax professional. | Main trade-offThe P&L is required, must come from a licensed tax professional, and has to line up with your bank statements. Fewer investors offer the three-month period than the standard 12 or 24. |
| WVOE Loans | Documents you provideOne written verification of employment form completed by your employer; no paystubs, W-2s or tax returns. | History neededYour employment history as your employer certifies it. Investors set the minimum time with the employer; guidelines vary by investor. | How income is figuredThe income your employer certifies on the form: base pay, plus overtime, bonus or tips where the employer certifies them. | Who it fitsEmployees with tips, variable overtime, recent raises or promotions, or other hard-to-document pay. | Main trade-offDoesn’t work if you own the company that pays you, and usually costs more than a conventional loan. |
| Asset-Based Loans | Documents you provideRecent statements for every account you want counted, showing the funds are yours and seasoned. | History neededNo employment history required. The assets must be seasoned, typically shown by a couple of months of statements. | How income is figuredEligible assets, each counted at the share the investor allows, minus the funds you need to close and any required reserves, then divided by the investor’s set number of months (often 60). | Who it fitsRetirees and asset-rich borrowers with little documentable monthly income. | Main trade-offPrimary residences only, and market and retirement accounts count at less than face value. |
| Flexible Qualifying | Documents you provideReduced documentation: credit, documented reserves and the assets for closing, plus any supporting documents the underwriter needs for the ability-to-repay review. | History neededSet by the investor case by case; credit strength and reserves carry the most weight. Guidelines vary by investor. | How income is figuredUnderwriting leans on credit strength and reserves rather than one standard income document, and an ability-to-repay determination is still made on every file. | Who it fitsStrong-credit borrowers whose income doesn’t fit tax returns, bank statements, 1099s or a P&L. | Main trade-offHigher credit expectations and more equity than documented programs, and usually costs more than a conventional loan. |
| ITIN Loans | Documents you provideA valid, current ITIN, a consistent tax-filing history, and alternative income documentation such as bank statements or 1099s. | History neededA consistent tax-filing history under your ITIN; income history follows the documentation method you use. | How income is figuredThe same way as the documentation method you use, commonly bank statement deposits or 1099 earnings. | Who it fitsTax filers who use an ITIN because they aren’t eligible for a Social Security number. | Main trade-offUsually costs more than a conventional loan, and fewer lenders offer it. |
| Foreign National Loans | Documents you provideAn accountant’s (or CPA-equivalent) letter and at least one bank reference from your home country, plus proof of funds. | History neededNo U.S. credit or employment history required; home-country references stand in for it. | How income is figuredHome-country documentation (an accountant’s letter and bank reference) and verified funds establish your financial standing in place of U.S. income documents. | Who it fitsBuyers who live abroad and have no U.S. credit, green card or Social Security number. | Main trade-offInvestment properties only, and reserves and verified funds carry heavy weight. |
Non-QM loan programs. Alternative income documentation required; not all applicants will qualify. Guidelines vary by investor and are subject to change without notice.
Explore each program
Bank Statement Loans
Qualify on 12 or 24 months of deposits instead of tax returns — for business owners whose write-offs shrink their taxable income.
- 12 or 24 months of deposits — no tax returns
- FICO 640+, up to 90% LTV
- Primary, second home, or investment
- Cash-out and LLC vesting available
1099 Income Loans
Qualify directly off your 1099s — for independent contractors and gig earners who are paid as non-employees.
- 1 to 2 years of 1099s — no tax returns
- FICO 660+, up to 90% LTV
- Up to $3M with tiered LTV
- Built for contractors and gig earners
P&L-Only Loans
Qualify on a CPA-prepared profit-and-loss statement — for established business owners with clean books.
- 12-month CPA-prepared P&L — no tax returns
- FICO 660+, up to 90% LTV
- Least paperwork for owners with an accountant
- U.S. citizens and permanent residents
3-Month Bank Statement + P&L
Three months of bank statements plus a P&L from your tax professional — a shorter path to documenting self-employed income.
- 3 months of statements + licensed-preparer P&L
- No tax returns, no 4506-C
- Primary, second home or investment
- Shortest statement period we offer
WVOE Loans
Qualify with a single employer questionnaire — no W-2s, paystubs, or tax returns.
- Single employer WVOE form — no paystubs or W-2s
- FICO 660+, up to 90% LTV
- Great for tipped or variable-pay earners
- Arm’s-length employer required
Asset-Based Loans
Qualify on your assets, not your income — no employment required.
- Assets converted to income — no employment needed
- FICO 660+, up to 80% LTV
- Uses savings, brokerage, 401(k), IRA
- Primary residence only
Flexible Qualifying
A reduced-documentation path for borrowers who don’t fit traditional or standard alternative programs — with ability-to-repay still fully assessed.
- Reduced documentation — ability-to-repay still assessed
- FICO 680+ with LTV tied to credit
- Primary and second homes
- For borrowers outside the standard programs
ITIN Loans
Home financing for ITIN tax filers without a Social Security number.
- For ITIN filers without an SSN
- Up to 85% LTV to $2M
- Primary, second home, or investment
- Alternative tradelines considered
Foreign National Loans
U.S. property financing for international buyers with no U.S. credit, green card, or SSN.
- No U.S. credit, green card, or SSN required
- Up to 80% LTV (to $1M), down to 65% (to $10M)
- Investment properties only
- LLC or corporate title permitted
Specialty property and investor options
Because we broker across a deep non-QM investor set, we can also place property types most lenders decline outright — and point investors toward the right cash-flow-based option.
Non-warrantable condos
Financing for condos that don’t meet conventional warrantability rules — high investor concentration, ongoing litigation, or mixed-use projects — from roughly $250K to $2M.
Condotels
Condo-hotel units, which most lenders decline outright, financed up to 70% loan-to-value to $4M.
DSCR investor loans
Investment-property loans that qualify on the property’s rental cash flow rather than your personal income — available through our team on request.
Not sure which program fits?
Answer a few questions and we’ll point you to the documentation path that matches how you earn — then the Cook Brothers Mortgage Team structures the file across our investor set.
Non-QM loan programs. Alternative income documentation required. All loans subject to underwriting approval, income/asset verification, and ability-to-repay determination. Not all applicants will qualify. Program availability and guidelines subject to change without notice.