What NonQMAnswers covers
NonQMAnswers is the expert reference for borrowers outside conventional guidelines — bank statement, DSCR, asset depletion, ITIN, 1099, and high-DTI alternatives. You will understand how each program type generally works and what to prepare, without rate quotes or lender directory hype.
Start here
Free tools
Model investment cash flow with the DSCR calculator or estimate qualifying income from bank deposits with the bank statement analyzer. Both tools store inputs in the URL for shareable permalinks.
How non-QM qualification differs
Conforming automated underwriting expects W-2 income and tax-return math. Non-QM underwriters can use alternative documentation when it reflects true ability to pay: deposit patterns for business owners, property rent for investors, liquid assets for retirees, and ITIN files for foreign nationals buying US property.
The table below is a conceptual map — your loan officer selects the path that matches your accounts and the property you are financing.
| Program type | Income basis | Typical use |
|---|---|---|
| Bank statement | Eligible deposits | Self-employed, 1099 |
| DSCR | Property rent ÷ PITIA | Rental investments |
| Asset depletion | Liquid assets ÷ months | Retirees, asset-rich |
| ITIN / foreign national | Program-specific docs | Non-US citizen buyers |
How to use this site before you apply
Pick the guide that matches your income story, run the calculator if one exists, and save the permalink from the address bar. When you are ready, start an application with your scenario attached so you do not retype numbers on a phone call. If your question belongs to a sibling site — for example NYC co-op share loans — follow the bridge links on the cluster guides; they exist because another property in the network owns that topic in depth.
This site does not publish rate sheets or lender rankings. Every program page describes how a category generally works and what to prepare. Your loan officer quotes structure, timing, and pricing after reviewing your complete file.
Non-QM first conversation checklist
Use this checklist as you gather documents. Everything below is free to read and print — no signup required.
- Occupancy goal: primary, second home, or investment.
- Income documentation path: W-2, bank statement, DSCR, or assets.
- Target property type and state.
- Estimated purchase price or payoff balance for refinance.
- Credit overview: recent scores you have access to (no hard pull needed yet).
- Timeline and whether you are under contract.
- Questions about program fit from the guides on this site.
- Permalink from any calculator you used before calling.
Frequently asked questions
What is a non-QM mortgage?
Non-QM (non-qualified mortgage) products serve borrowers who do not fit agency automated underwriting — self-employed income, investment property cash flow, asset-based qualification, ITIN borrowers, and others. They are full-documentation loans under investor guidelines, not the subprime products of the past.
Which program fits self-employed borrowers?
Bank statement programs annualize eligible deposits when tax returns understate cash flow. 1099 contractors often use personal bank statements. See the self-employed mortgage overview for a side-by-side comparison with full documentation and asset depletion.
How do DSCR loans work for investors?
DSCR loans qualify the property on rent versus PITIA instead of personal W-2 income. Use the DSCR calculator to model your deal, then read the DSCR loans guide for documentation and entity closing considerations.
Are rates and fees shown on this site?
No. This site explains how program types generally work and provides calculators. Pricing comes from your loan officer after they review your complete scenario.