You’ve given your life to serving others. The mortgage market often penalizes you for it — high student loan balances, delayed income, years in training. Our Doctor Program is built specifically around the financial reality of medical professionals.
Your tax return doesn’t define your ability to repay a mortgage. Professor Lending offers flexible income documentation for business owners, contractors, freelancers, and high-earning professionals who don’t fit the conventional mold.
If you’re self-employed, you’ve worked hard to minimize your taxable income — which is smart tax strategy but terrible for mortgage qualification. Traditional lenders look at your IRS return and see a number far below what you actually earn.
The result: you get turned down for a mortgage despite having strong cash flow, substantial assets, and a real ability to repay.
✗Tax returns show $60k. Your business actually generated $240k.
✗“Unacceptable income type” — even though you’ve been in business for a decade.
✗W-2 employees qualify easily while you — the business owner — get declined.
The Solution
Alt-doc loans built for the way you actually earn.
Non-QM (non-qualified mortgage) loans use alternative income documentation to evaluate your real financial picture — not just your tax return. Professor Lending has access to multiple programs that match the right documentation type to your specific income situation.
✓No tax returns required for bank statement, 1099, and P&L programs
✓Loan amounts up to $3,000,000 with LTV up to 90%
✓Primary, second home, and investment properties all eligible
✓Income types can be combined — for example, your 1099 income with a spouse’s W-2
✓Interest-only and ARM options available for maximum payment flexibility
Six Ways to Qualify
Income documentation options explained.
We match the documentation method to how you actually earn — not the other way around.
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Bank Statement Loans
Use 12 or 24 months of personal or business bank deposits to establish qualifying income — no tax returns, no W-2s. Business statement programs apply an expense ratio based on your business type. Ideal for business owners with strong cash flow.
12 or 24 months · Personal or Business
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1099-Only Loans
Qualify using 1 or 2 years of 1099 forms — no Schedule C deductions applied. Designed specifically for independent contractors, commission earners, and freelancers whose gross income tells the real story. LTV up to 90% with a 700+ FICO.
1 or 2 Years of 1099s · Up to 90% LTV
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Profit & Loss Loans
Qualify using a CPA-prepared Profit & Loss statement — with or without supporting bank statements. The P&L-only option (no bank statements) requires a 720+ FICO. Especially useful for business owners whose net profit accurately reflects earnings.
CPA-Prepared P&L · 720+ FICO for P&L Only
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Asset Depletion
Your liquid assets — savings, brokerage accounts, retirement funds — are converted into a monthly qualifying income figure based on a depletion schedule. Ideal for retirees or high-net-worth individuals with substantial assets but limited traditional income. Max 80% LTV.
Liquid Assets as Income · Max 80% LTV
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Asset Utilization
Similar to asset depletion but using a utilization methodology — a percentage of eligible assets is counted as qualifying income each month. All account holders must be borrowers on the loan. A powerful option for wealth-building individuals who are between income sources.
Eligible Assets as Monthly Income
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Restricted Stock (RSU) Loans
For borrowers who rely on restricted stock units or equity compensation as a primary income source. RSU vesting schedules are analyzed to establish qualifying income. Common for tech employees, executives, and startup founders with significant equity packages.
Equity Compensation · Vesting Schedule Analysis
Program at a glance.
90%
Max LTV Primary Residence
$3M
Max Loan Amount Up to $3,000,000
660
Minimum FICO Score Required
55%
Max Debt-to-Income When LTV ≤ 80%
2yr
Min. Self-Employment History Generally
40yr
Loan Terms Available Including Interest-Only
Eligible Properties
More than just a primary residence.
Non-QM programs are not limited to owner-occupied homes. Whether you’re buying a second home, expanding an investment portfolio, or financing a non-warrantable condo, we have options that most conventional lenders simply can’t offer.
Note: Non-warrantable condominiums require a minimum 680 FICO with a max 80% LTV for purchase and rate/term refinance.
Primary Residence
Up to 90% LTV · Purchase, Rate/Term & Cash-Out Refi · All income types
Second Home
Up to 85% LTV · Vacation homes & seasonal properties · 720+ FICO preferred
Investment Property
Up to 85% LTV · 1–4 units · Close in an LLC · DSCR available
Non-Warrantable Condo
Max 80% LTV · 680+ FICO · Projects that don’t meet Fannie/Freddie guidelines
How It Works
Simple process. No surprises.
01
Free Consultation
We review your income situation and identify the best documentation method — no credit pull needed.
02
Gather Documents
Bank statements, 1099s, P&L, or asset statements — we tell you exactly what’s needed.
03
Rate & Approval
We shop multiple lenders to find your best rate and get you a pre-approval letter.
04
Close & Move In
Our team guides you through underwriting to a smooth, on-time closing.
Your income is complex. So is our expertise.
Free quote. No credit pull. We’ll tell you which program fits and what rate to expect.