Your Starting Point
Self-Employed? Start Here.
If you're self-employed, 1099, or a business owner, the hardest part of getting a mortgage is proving your income — your tax return rarely shows what you really make. I've spent 30+ years in mortgage lending, and I built everything here to fix that: plain-English guides, free calculators that mirror how underwriters actually count your income, and a curated directory of lenders who specialize in borrowers like you.
— Bill Rice, Founder of Self-Employed Lending Hub
Learn the Language
Self-employed financing has its own vocabulary. Get comfortable with these essential terms before you talk to a lender — each one is explained clearly, no finance degree required.
Qualifying Income
The income a lender will actually count — not your gross or your net
Bank Statement Loan
Qualify on 12–24 months of deposits instead of tax returns
Asset Depletion
Turn savings and investments into monthly qualifying income
Non-QM Loan
Loans outside the strict "qualified mortgage" box — built for real life
Expense Factor
The haircut a lender applies to deposits to estimate net income
DTI Ratio
How lenders weigh your monthly debts against your income
Understand the Numbers
Before you apply, estimate the income a lender will actually credit you. These free calculators run the same math an underwriter does — start with bank statement income, it's the foundation for most self-employed borrowers.
Bank Statement Income
See the qualifying income a lender derives from your deposits
Self-Employed Affordability
Estimate how much home you can afford on non-QM income
Asset Depletion
Convert liquid assets into monthly qualifying income
1099 Income
Estimate income from 1099 earnings after the expense factor
Mortgage Payment
Calculate principal, interest, taxes, and insurance on any loan
All Calculators
Browse every free tool for self-employed borrowers
Find Your Loan Type
The right program depends on how you earn and what you can document. Here's the plain-English version — match your situation to a starting point, then compare lenders who offer it.
Bank Statement Loans
Best if you have steady deposits but write off a lot. Qualify on 12–24 months of bank statements — no tax returns.
See lenders →Asset Depletion Loans
Best if you have significant savings or investments but low documented income. Your assets become qualifying income.
See lenders →1099 Income Loans
Best for contractors and gig workers. Qualify on your 1099 earnings after a reasonable expense factor.
See lenders →P&L / No-Tax-Return Loans
Best for established business owners. Qualify on a CPA-prepared profit-and-loss statement instead of returns.
See lenders →Free: Self-Employed Mortgage Prep Checklist
The documents, credit moves, and income math to line up before you apply — so a lender qualifies you on what you really earn, not just your tax return.
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Common Self-Employed Questions
Answers to what every self-employed borrower wants to know.
Can I get a mortgage if I write off most of my income on my taxes?
Yes. This is exactly the problem bank statement and P&L loans solve. Instead of using the net income on your tax return, these programs estimate your real cash flow from your deposits or a profit-and-loss statement — so heavy write-offs don't automatically disqualify you.
Estimate your bank statement income →How long do I need to be self-employed to qualify?
Many lenders want a two-year self-employment history, but some non-QM programs accept as little as 12 months — or even less with strong compensating factors like reserves or a large down payment. The right lender depends on your specific timeline.
Find a lender for your situation →Do non-QM loans have much higher rates?
Rates are typically somewhat higher than a conventional loan, but the gap is often smaller than borrowers expect — especially with a solid credit score and down payment. For many self-employed borrowers, a non-QM loan is the difference between buying now and waiting years.
Compare non-QM lenders →How much can I borrow on a bank statement loan?
Lenders calculate your qualifying income from your deposits, apply an expense factor, then size the loan to your debt-to-income ratio — just like any mortgage. Our calculators show you the same math an underwriter uses, so you can estimate your number before you apply.
Try the affordability calculator →What credit score do I need?
Most non-QM programs start around a 620–660 minimum, with the best rates and highest loan-to-value going to scores of 700+. A lower score isn't necessarily a dealbreaker — it usually means a larger down payment or a slightly higher rate.
Browse lenders by credit minimum →Ready to Get Financed on Your Real Income?
Estimate your qualifying income, then find a non-QM lender who specializes in self-employed borrowers. Or join the free weekly newsletter.