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.