Non-QM Loans & Investor Financing
Flexible mortgage solutions designed for real estate investors, entrepreneurs, and borrowers with non-traditional income structures. Explore financing options that go beyond conventional guidelines, including DSCR loans, bank statement programs, jumbo non-QM loans, and alternative documentation solutions.
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Not every borrower fits within the rigid requirements of conventional mortgage programs. Many successful entrepreneurs, real estate investors, and high-income professionals have complex financial profiles that do not easily align with traditional underwriting models.
At Investmart Capital Solutions, we assist clients in evaluating alternative mortgage programs designed for borrowers who require greater flexibility in how their income, assets, and financial strength are assessed.
These financing solutions may allow borrowers to qualify using alternative documentation methods, property cash flow, or non-traditional income verification approaches.
Flexible Mortgage Solutions for Investors, Entrepreneurs, and Complex Financial Profiles
Bank Statement Loans
Bank Statement Loans are designed for self-employed borrowers, entrepreneurs, freelancers, and business owners whose tax returns may not fully reflect their actual earning capacity due to deductions and business write-offs.
Instead of relying on traditional tax documentation, these programs evaluate income using personal or business bank statements to determine cash flow and financial strength.
This approach provides a flexible pathway for borrowers with strong revenue but non-traditional income structures.
Minimum FICO: 620
Maximum LTV: up to 90%
Loan amounts up to $4,000,000 (larger amounts may be considered depending on scenario)
Available for:
• Purchase
• Rate-term refinance
• Cash-out refinance
Eligible property types:
• Primary residences
• Second homes
• Investment properties
Borrowers may qualify using 12 or 24 months of personal or business bank statements.
Business ownership as low as 25%
Expense factors as low as 10% with CPA confirmation
Debt-to-income ratios up to 55% on primary residences
Loans may be issued to:
• Individuals
• LLCs
• Corporations
Borrower eligibility may include:
• U.S. Citizens
• Permanent residents
• Non-permanent residents
• ITIN borrowers
Additional flexibility may include:
• gift funds allowed
• supplemental income considered
• limited recent credit events accepted with seasoning
Profit & Loss (P&L) Loans
Profit & Loss Loans provide an alternative documentation solution for self-employed borrowers whose income may be better reflected through business performance rather than traditional tax filings.
Instead of requiring tax returns or bank statements, income can be verified using a professionally prepared Profit & Loss statement prepared by a qualified tax professional.
This program can simplify the qualification process for business owners with stable revenue and organized financial records.
Minimum FICO: 660
Maximum LTV: 80%
Loan amounts up to $3,000,000
Available for:
• Purchase
• Rate-term refinance
• Cash-out refinance
Eligible property types:
• Primary residences
• Second homes
• Investment properties
Documentation requires a 1-year or 2-year Profit & Loss statement prepared by a CPA, Enrolled Agent, or CTEC professional.
Simplified documentation compared to traditional mortgage programs
Income verified through professional P&L documentation
Flexible underwriting considerations for self-employed borrowers
Seasoning requirements apply for prior credit events such as:
• foreclosure
• short sale
• deed-in-lieu
• bankruptcy
Higher LTV scenarios may be available depending on borrower credit profile and supporting documentation.
DSCR Investor Loans
DSCR (Debt Service Coverage Ratio) Loans are designed specifically for real estate investors seeking to finance rental properties based on property performance rather than personal income.
Instead of evaluating the borrower’s tax returns or employment income, qualification focuses on whether the property’s rental income is sufficient to support the mortgage payment.
This structure allows investors to scale their portfolios more efficiently while separating personal income from property-level financing.
Minimum FICO: 620
Maximum LTV: 85%
Loan amounts up to $3,500,000
Available for:
• Purchase
• Rate-term refinance
• Cash-out refinance
Qualification based primarily on property cash flow rather than borrower income.
Short-term rentals allowed (Airbnb / AirDNA supported)
Interest-only payment options may be available
Gift funds permitted
Seller concessions up to 6%
Properties may be vested in:
• LLCs
• Corporations
• Trusts
Eligible property types include:
• single-family rentals
• condominiums
• non-warrantable condos
• condo hotels
• co-ops
Vacant properties may be considered depending on program guidelines.
Full Documentation Non-QM Loans
Full Documentation Non-QM loans provide a flexible mortgage solution for borrowers who can verify income through traditional documentation but may not meet conventional or agency lending guidelines.
These programs are often used by high-income professionals, real estate investors, and borrowers with complex financial profiles whose tax structures, debt-to-income ratios, or property types fall outside standard mortgage parameters.
Unlike conventional loans, Full Doc Non-QM programs offer expanded underwriting flexibility while still relying on traditional income documentation such as W-2 forms, tax returns, and pay stubs.
These loans may also be structured for higher-value properties, making them a practical option for borrowers seeking jumbo financing solutions.
Loan amounts up to $4,000,000 (higher amounts may be considered depending on scenario)
Available for:
• Purchase
• Rate-term refinance
• Cash-out refinance
Eligible property types:
• Primary residences
• Second homes
• Investment properties
Borrowers may qualify using traditional documentation such as:
• W-2 income
• tax returns
• pay stubs
• employer income verification
This program is frequently used by borrowers purchasing higher-value properties or seeking financing solutions beyond conventional loan limits.
Expanded Debt-to-Income ratios up to 55%
Lower reserve requirements compared to traditional mortgage programs
Higher loan limits suitable for jumbo transactions
Wage earners may use lease agreements and two months of rental receipts as documentation instead of relying solely on rental income reported on tax returns
Option to combine with asset assistance strategies that may help strengthen income qualifications depending on borrower profile
Flexible underwriting considerations for borrowers with complex income structures
This program may be suitable for borrowers seeking alternative mortgage solutions while still using full income documentation.
Foreign National Investor Loans
Foreign National Loans allow international investors to acquire real estate in the United States without requiring U.S. credit history or Social Security numbers.
These programs are designed for global investors seeking to participate in the U.S. real estate market through flexible documentation options and investment-focused underwriting structures.
Loan amounts up to $3,000,000
Maximum LTV up to 75–80% depending on scenario
Eligible for:
• Second homes
• Investment properties
Multiple qualification pathways may be available depending on borrower documentation.
No U.S. credit score required
No visa required in certain ownership structures
Borrowers may qualify using:
• bank statements
• property cash flow (DSCR)
• full documentation
• profit & loss statements
International bank statements and assets may be considered.
Properties may be vested under U.S. LLCs or corporate entities.
Small Multifamily Investor Loans (2–8 Units)
Small Multifamily Investor Loans allow borrowers to finance residential properties containing up to eight units while benefiting from financing structures typically associated with residential lending rather than traditional commercial loan structures.
This approach may simplify the financing process for investors acquiring small apartment buildings or expanding rental portfolios.
Loan amounts up to $3,000,000
Maximum LTV: 75%
Minimum FICO: 660
Minimum DSCR: 1.00
Eligible for investment properties only.
Eligible borrowers may include:
• U.S. Citizens
• International investors
• First-time investors (subject to guidelines)
Eligible property types include:
• duplexes
• triplexes
• quadplexes
• small apartment buildings
Properties with 5–8 units may be treated as residential rather than commercial for financing purposes.
ITIN Loans
ITIN Loans provide mortgage solutions for borrowers who file taxes using an Individual Taxpayer Identification Number instead of a Social Security Number.
These programs allow qualified borrowers to purchase real estate using alternative documentation methods and flexible underwriting considerations.
Minimum FICO: 660
Maximum LTV:
• 85% Full Documentation
• 80% Alternative Documentation
Loan amounts up to:
• $2.5 million for primary or investment properties
Eligible transactions:
• Purchase
• Cash-out refinance
• Rate-term refinance
Eligible borrowers may include:
• undocumented immigrants
• non-resident aliens
• foreign nationals
Eligible property types include:
• single-family homes
• 2–4 unit residential properties
• condominiums
• non-warrantable condos
Flexible credit tradeline requirements may allow alternative credit history sources.
Closed-End Second Mortgages
Closed-End Second Mortgages allow homeowners to access equity in their property without refinancing their existing first mortgage.
This structure may be beneficial for borrowers who currently hold low-rate first mortgages and prefer to retain those loan terms while accessing additional liquidity.
Loan amounts typically ranging from:
$150,000 to $750,000
Combined Loan-to-Value (CLTV) up to 90%
Maximum combined loan amount up to $3.5 million
Available for:
• primary residences
• second homes
• investment properties
Access up to $1,000,000 in property equity
Fixed-rate loan terms available:
• 10 years
• 15 years
• 20 years
• 30 years
Documentation options may include:
• Full documentation
• Bank statements
• Profit & Loss statements
• Written Verification of Employment
• DSCR
Get Started Today
Contact us to discuss your real estate investment needs and discover how Investmart Capital Solutions can help you achieve your financial goals. Our team is ready to provide personalized solutions and expert advice to help you succeed in the real estate market.