Self-Employed, Investor & Non-QM
1099, P&L, Asset Utilization & ITIN
Alternative documentation paths for unique income situations.
1099
Qualify on 1099 income
P&L
CPA-prepared profit & loss
Asset utilization
Qualify on liquid assets
ITIN
For borrowers with an ITIN
Common program benchmarks for education only — not an offer or approval. Lender overlays apply.
How it works
Non-QM programs use different documents to show ability to repay: 1099 forms, a CPA-prepared profit and loss statement, liquid assets converted into a qualifying income, or ITIN-based programs for borrowers without a Social Security number.
A good fit for
- Retirees with assets
- Contractors and gig earners
- ITIN holders
What to watch for
- Higher down payment and pricing than agency loans
- Guidelines vary by lender
What to prepare
- The alternative documents for your path
- Asset statements
Ready for answers made for your numbers?
Estimates are a starting point. Let's review your actual income, credit, and goals together.
Compare other programs
Conventional Loan
The most widely used loan — flexible, and mortgage insurance can come off.
FHA Loan
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VA Loan
$0 down and no monthly mortgage insurance for those who served.
USDA Loan
$0 down for eligible rural and suburban Florida areas.
Jumbo Loan
For loan amounts above the county conforming limit.
3% Down Conventional (HomeReady / Home Possible / 97%)
Conventional financing with just 3% down for qualifying buyers.
Down Payment Assistance
Help with down payment or closing costs through Florida and local programs.
DSCR Loan
Qualify an investment property on its rent — not your tax returns.
Bank Statement Loan
Self-employed? Qualify on deposits instead of tax returns.
New Construction Purchase
Buying from a builder — compare the incentive, not just the rate.
Construction-to-Permanent & Renovation
Build or renovate with one loan.
Rate-and-Term & Cash-Out
Change your rate or term, or turn equity into cash.
FHA Streamline, VA IRRRL & USDA Streamline
Faster, lighter-document refinances for existing government loans.
About the Author
Tanesha Tomlinson
Florida Mortgage Loan Advisor, Hometown Financial Group, LLC DBA Modus Mortgage
NMLS #1540854 · Company NMLS #1028232
Tanesha Tomlinson is a 24-year Florida mortgage industry expert who has originated over $100,000,000 in mortgages. She works with homebuyers, homeowners, and Realtor partners across South Florida, Broward County, Central Florida, and the Orlando area. Her focus is qualification, income calculation, loan programs, down payment assistance, and cash to close — explained plainly, with the numbers in front of you. As a licensed Florida Realtor® with United Realty Group, she also understands the property and contract side of the same purchase.
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Hometown Financial Group, LLC DBA Modus Mortgage · Company NMLS #1028232 · Tanesha Tomlinson NMLS #1540854 · Florida Real Estate License #SL3524613 (United Realty Group) · Equal Housing Lender. Licenses can be verified on NMLS Consumer Access and the Florida DBPR license portal. Content is educational only and is not a commitment to lend.
Tanesha Tomlinson · Mortgage Loan Advisor | Realtor® · Hometown Financial Group, LLC DBA Modus Mortgage · NMLS #1540854 · Company NMLS #1028232 · 140 S. Arthur St. #600, Spokane, WA 99202 · United Realty Group · FL Real Estate License SL3524613
Information and tools on this website are educational only and should not be considered individualized financial, legal, or tax advice. Estimates are not a pre-approval, loan approval, or commitment to lend. Mortgage approval, rates, APRs, payments, taxes, insurance, closing costs, and loan terms are subject to borrower qualifications, property information, applicable loan-program requirements, and underwriting. This website disclaimer does not replace Modus Mortgage's official disclosures.
