Home / Loan Programs / Self-Employed & Bank Statement Loans
For business owners & the self-employedSelf-employed mortgages in Orlando — your write-offs shouldn't cost you the house.
Every self-employed borrower knows the trap: a good accountant minimizes your taxable income, then a lender uses that same minimized number to size your mortgage. Bank statement loans break the trap — your real deposits qualify you, not your tax strategy.
No SSN. No credit pull. Carl Mataushek, NMLS #1945717.
- Income proof
- Bank statements
- Also accepted
- 1099s, P&L, assets
- Tax returns
- Not required
- Time in business
- Usually 2 years
- Property use
- Primary, second, rental
- Trade-off
- Priced above conventional
12 or 24 months of deposits instead of tax returns.
Four routes — the right one depends on how you are paid.
On these programmes your write-offs stop counting against you.
Some lenders will look at one with a strong profile.
Not restricted to investment the way DSCR is.
Worth running both — sometimes conventional still wins.
The self-employment penalty, explained
Conventional underwriting reads your income off tax returns. Deductions for the truck, the home office, depreciation, the retirement contribution — all correct, all legal, all subtracted from the income a lender will count. A business genuinely clearing $150k can show $60k taxable, and standard math sizes the loan off the $60k. You did nothing wrong; the documentation type is just wrong for you.
Which one fits is decided by how money actually reaches you, not by preference.
| Bank statement | 1099 only | P&L | Full doc | |
|---|---|---|---|---|
| What is used | 12-24 months of deposits | Your 1099 totals | CPA-prepared profit and loss | Two years of tax returns |
| Best for | Cash-flow businesses banking revenue | Contractors paid on 1099 | Newer or fast-growing businesses | Returns that already look strong |
| Write-offs hurt you | No | No | No | Yes — directly |
| Needs a CPA | No | No | Yes | No |
| Pricing | Above conventional | Above conventional | Above conventional | Best available |
Programme availability and documentation rules vary by lender. Carl prices the routes you qualify for against each other rather than defaulting to one.
The programs that fix it
- Bank statement loans — 12–24 months of deposits, an expense factor, and your real cash flow qualifies. The flagship product for established business owners.
- 1099 programs — gross 1099 earnings with an expense factor; clean for contractors and commission earners.
- P&L programs — CPA-prepared profit-and-loss documentation for businesses with strong books.
- DSCR — for your rentals, skip personal income entirely and qualify on the property's rent.
Which path is actually cheapest?
Non-QM pricing runs above conventional, so the right move is to check conventional first: some self-employed borrowers' returns are strong enough after add-backs (depreciation, one-time expenses) to qualify the standard way, and when they are, that's the cheaper loan. Carl runs both paths in parallel and shows you the honest comparison — including at jumbo sizes, where bank-statement programs reach surprisingly high. If you're buying your first home on self-employed income, the first-time buyer toolkit still applies too.
What quietly disqualifies self-employed borrowers
Almost all of it is fixable — but only if it is caught before the file is submitted, not after.
- 01
Mixing business and personal in one account
It makes a bank statement programme far harder to read, and underwriters discount what they cannot separate. Splitting the accounts is the highest-return thing a self-employed borrower can do before buying. - 02
Maximising write-offs the year before applying
Excellent tax strategy, expensive mortgage strategy. If a purchase is on the horizon the two goals genuinely conflict, and the trade-off is worth pricing deliberately rather than discovering later. - 03
Assuming a bank's rejection is the answer
A retail bank has one underwriting box. Being declined there says almost nothing about whether a bank-statement or 1099 programme fits — those products are simply not on their shelf. - 04
Large unexplained deposits
Any deposit that does not look like normal revenue has to be sourced. A gift, an asset sale or a transfer between your own accounts is fine. Unexplained is not. - 05
Changing entity structure mid-application
Moving from sole proprietor to S-corp in the middle of a file resets how the income is calculated. Do it before, or do it after, but not during.
What to have ready
For a bank-statement file: the statements (12–24 months, business or personal), a sense of your expense structure, and your credit picture. That's enough for Carl to size the loan and quote realistically. Start with the two-minute check — no SSN, no credit pull — and he'll take it from there on a call.
What do your bank statements say you earn?
This is the math a bank-statement lender actually runs — deposits, minus an expense factor.
Qualifying income (est.)
$9,000/mo
what the lender counts — regardless of your tax return
Illustration only — expense factors vary by lender and business type (a CPA letter can lower yours), and buying power assumes ~43% DTI with ~1.4%/yr taxes + insurance. Not an offer or commitment to lend.
Self-Employed & Bank Statement Loans — straight answers
How does a bank statement loan calculate my income?
The lender averages your actual deposits over 12 or 24 months of business or personal bank statements, applies an expense factor appropriate to your business type, and that average becomes your qualifying income — your tax returns never enter the file. Write-offs stop working against you.
How long do I need to have been self-employed?
Two years is the comfortable standard across most programs. Some accept less with a strong prior history in the same field. If you're recently self-employed, tell Carl the timeline honestly — the answer may be a specific program now, or a short wait with the file pre-built so you close the moment you're eligible.
Are the rates higher than a regular mortgage?
Somewhat, yes — bank-statement and other non-QM programs price above conventional because the documentation is lighter. But compare the real alternative: for many self-employed borrowers the conventional 'rate' is theoretical, because their tax returns won't qualify them for the loan at all. If returns DO support conventional, Carl will put you there — it's cheaper.
What about 1099 contractors and gig income?
Dedicated 1099 programs qualify off your gross 1099 earnings with an expense factor — simpler than full bank-statement documentation when your income runs through one or two payers. P&L-only programs also exist for established businesses. Which fits depends on how your money actually flows; that's the first thing Carl maps.
Let's see what you qualify for.
Tell Carl where you're at and he'll come back with what's actually possible — usually the same day.
- No SSN and no credit pull at this stage
- Carl calls or texts you back personally — usually same day
- 14 states licensed · NMLS #1945717
Prefer to talk first? (321) 229-8084
Got it — that's on Carl's phone already.
He reviews every one personally and will reach out shortly. If it's urgent, call or text (321) 229-8084.
Ready for the full application?
If you already know what you want and would rather get straight into it, you can start the formal application now instead of waiting for Carl to call.
Start the Full ApplicationOpens the secure Coast 2 Coast Mortgage portal, where sensitive details are handled safely. Nothing sensitive is collected on the form above.