Alternative Lending

If you're self-employed, you probably write off enough business expenses on your tax return that your stated income looks much smaller than your actual cash flow. A bank statement loan ignores tax returns entirely and qualifies you on 12 or 24 months of business or personal bank deposits.

This is the single most common reason we use alternative lending. A landscaping business owner who shows $80K on their tax return might be running $300K in deposits — and that's the number we underwrite to.

DSCR stands for Debt Service Coverage Ratio. Instead of looking at your personal income, DSCR loans qualify the deal based on the property's rental income compared to its mortgage payment. If the rent covers the payment (DSCR of 1.0 or higher), the deal qualifies.

This is the standard product for serious real estate investors. We've closed DSCR loans for investors with 20+ properties who couldn't get a 21st conventional mortgage because they'd hit Fannie Mae's property limit.

If you have substantial liquid assets — investment accounts, cash reserves, retirement holdings — asset-based programs can qualify you on what you have rather than what you earn. Common structures convert your assets into an 'imputed income' over a 60- or 84-month draw schedule.

This is powerful for retirees with strong portfolios but limited W-2 income, or for high-net-worth borrowers between business exits.

If you don't have a Social Security Number but file taxes with an ITIN, or you're a foreign national investing in U.S. real estate, we have specific programs that don't require U.S. credit history or residency.

Down payments are typically higher (20–30%), and rates carry a small premium, but the path exists — and we've used it to fund hundreds of purchases for clients other lenders couldn't even quote.

Alternative lending almost always carries a slightly higher rate — usually 0.5%–1.5% above conventional pricing — and may require a larger down payment. In exchange, you gain access to financing that simply wouldn't exist otherwise.

For most of our alt-lending clients, the math is obvious: a slightly higher payment beats not buying the house at all, and many refinance into conventional pricing within 12–24 months as their tax returns or credit profile catch up.