Non-QM Mortgages — Full Doc + Alt Doc
Total Quality Lending offers Prime Time non-QM mortgages in 43 states. Seven income-documentation paths — Standard Doc plus six alt-doc options — for primary residence, second home, and investment properties. Loans from $150K to $4M, credit scores from 620, up to 90% LTV.
Prime Time is built for borrowers whose income doesn’t fit a traditional W-2 box: self-employed, business owners, 1099 contractors, retirees, and high-net-worth individuals. Seven documentation paths mean we can probably qualify you the way your income actually flows.
One program, seven income documentation paths. Pick the path that fits your situation, or talk to us — we’ll recommend the path that gets you the highest LTV at the best terms.
Standard column · up to 90% LTV
The traditional full-doc path: paystubs and W-2s for wage earners, or 1–2 years of personal and business tax returns for self-employed borrowers. Also accepts AUS findings (Fannie Mae DU Approve/Eligible or Freddie Mac LPA Accept/Eligible).
Standard column · up to 90% LTV
Qualify on the eligible deposits from 12 or 24 months of personal bank statements — ideal for self-employed borrowers whose tax returns don't reflect true cash flow.
Standard column · up to 90% LTV
Qualify on 12 or 24 months of business bank statements using one of three expense-ratio methods. Built for entrepreneurs and S-corp owners.
Alt column · up to 80% LTV
Qualify on a CPA/EA/CTEC/Tax-Attorney-prepared 12- or 24-month Profit & Loss statement — no bank statements required. Built for established self-employed borrowers with consistent business books.
Alt column · up to 80% LTV
Qualify with a single FNMA Form 1005 (Written VOE) from the employer plus two months of personal bank statements showing the payroll deposits. Built for W-2 borrowers with non-traditional pay structures.
Standard column · up to 90% LTV
Qualify on 1 or 2 years of 1099 income — ideal for independent contractors, gig workers, and commission-only earners who don't take traditional W-2 wages.
Alt column · up to 80% LTV
Qualify on liquid assets divided by 84 (months) to produce a monthly income stream — perfect for retirees, high-net-worth borrowers, and asset-rich/income-light W-2 earners.
Full Prime Time program available with no high-cost overlay — up to 90% LTV and loans to $4M.
In CT, FL, IL, NJ, and NY the Prime Time state overlay limits the maximum LTV to 85% for purchase and 80% for refinance, with a maximum loan of $2M.
The eligibility edges of the Prime Time non-QM program. All numbers are direct from our published guidelines (subject to underwriting guidelines).
620 FICO at 70% LTV / $1,000,000 maximum loan amount on the standard, bank-statement, or 1099 doc paths. Higher FICO tiers unlock higher LTVs — up to 90% LTV at 720/700 FICO on loans to $1.5M (680 FICO: 90% to $1M). Subject to underwriting guidelines.
50% standard. Up to 55% DTI is allowed on primary residences with: minimum $3,500 residual income, LTV ≤ 80%, Standard Doc 2-year, minimum 6 months reserves, no first-time homebuyer, and minimum 660 FICO.
12 or 24 months of personal bank statements plus 2 months of business statements. Qualifying income is determined by total eligible deposits from the personal statements divided by the number of statements. The business statements must reflect business activity and transfers to the personal account.
12 or 24 months of business statements with one of three analysis methods: Fixed Expense Ratio (50%); expense ratio provided by a 3rd party (CPA, EA, or tax preparer — minimum 10% ratio); or a 3rd-party prepared Profit & Loss Statement.
12 or 24 months of CPA, EA, CTEC, or tax-attorney-prepared P&L. The preparer must attest they have completed or filed the borrower's most recent business tax return. Path requires max 1x30x12 housing history and minimum 36 months credit event seasoning.
Eligible assets divided by 84 to determine a monthly income stream. Path requires max 1x30x12 housing history and minimum 36 months credit event seasoning.
1 or 2 years of 1099 income with a fixed 10% expense ratio applied. Year-to-date documentation supporting continued receipt of income from the same source is required.
Connecticut, Florida, Illinois, New Jersey, and New York have a state overlay: maximum 85% LTV for purchase, 80% for refinance, and a $2,000,000 maximum loan amount. Puerto Rico, Guam, and the US Virgin Islands are ineligible.
LTV ≤ 80%: 3 months PITIA. LTV 80.01–85%: 6 months. LTV > 85%: 12 months. Loans over $1.5M: 9 months. Loans over $2.5M: 12 months. Cash-out proceeds may be used to satisfy the reserve requirement on this program.
Yes. Minimum 660 FICO, maximum 90% LTV, with the 40-year ARM eligible when combined with the interest-only feature.
Prime Time covers full-doc and 6 alt-doc paths for primary, second home, and investment. If you’re strictly investor-focused, explore the DSCR programs.
Investor loans that qualify on the property's rental cash flow. Up to 80% LTV, FICO from 640, loans to $3.5M.
Investment property loans for non-U.S. citizens. Up to 75% LTV, 680+ credit or No Credit Score, loans to $1.5M.
Larger residential and mixed-use multifamily. Up to 75% LTV, loans $400K–$2M for experienced investors.
Agency Fannie Mae and Freddie Mac loans. FICO from 620, down payments from 3%, up to the FHFA conforming limit.
Tell us how you earn and we’ll match you with the doc path that delivers the highest LTV at the best terms.