Self-Employed Mortgage Programs
Self-Employed Mortgages Without the Conventional Headaches
Total Quality Lending specializes in self-employed borrowers — bank statement, 1099, P&L only, written VOE, asset utilization, and DSCR for investors. Pick the path that matches how your income actually flows, not how the IRS classifies it.
Why self-employed borrowers choose TQL
- Seven income-documentation paths — qualify the way your income actually flows
- No traditional W-2 or 1040 tax return required on most paths
- Complex entity structures OK — LLCs, S-corps, multi-member partnerships
- Primary residence, second home, and investment property all eligible
- Close in as little as 15 days with in-house underwriting
- Direct lender — Total Quality Lending, NMLS #1933377
Which self-employed path is yours?
Four common borrower profiles — and the TQL program built for each one.
Sole proprietors & freelancers
Best path: Personal / business bank statements
Your tax returns show heavy write-offs and the IRS Schedule C income doesn't reflect actual deposits. Qualify on 12 or 24 months of bank statements instead.
1099 contractors & gig workers
Best path: 1099 income mortgage
Independent contractors, commission-only earners, and gig workers can qualify on 1 or 2 years of 1099s with a fixed 10% expense factor — same LTV grid as full-doc.
Business owners with CPA-prepared books
Best path: P&L only mortgage
If your CPA, EA, or tax attorney prepares your P&L, you can skip bank statements entirely and qualify on a 12- or 24-month profit & loss statement.
Real estate investors
Best path: DSCR investor loan
Buying rentals? DSCR loans qualify on the property's rental cash flow — no personal income docs needed at all. Investment property only.
Self-employed mortgage programs at a glance
Every self-employed-friendly program TQL offers, side by side.
| Program | Income docs | FICO | Max loan | Max LTV | Occupancy |
|---|---|---|---|---|---|
| Prime Time — Bank Statement | 12 or 24 months bank stmts | 620+ | $4M | 90% | Primary / 2nd / Investment |
| Prime Time — 1099 Only | 1 or 2 yrs of 1099s | 620+ | $4M | 90% | Primary / 2nd / Investment |
| Prime Time — P&L Only | CPA/EA-prepared P&L | 680+ | $4M | 80% | Primary / 2nd / Investment |
| Prime Time — Asset Utilization | Eligible assets ÷ 84 mo | 680+ | $4M | 80% | Primary / 2nd / Investment |
| DSCR (Investor) | Property rental income | 640+ | $3.5M | 80% | Investment only |
Explore the right program for your income
Bank Statement Loans
12 or 24 months of personal or business statements. Up to 90% LTV.
Prime Time (1099, P&L, Asset Util, VOE)
Seven Prime Time doc paths — pick the one that matches your income.
DSCR Investor Loans
Rental-property loans that qualify on the property's cash flow.
Multi-Unit DSCR (5–8 units)
Single-property residential 5–8 unit and mixed-use 2–8 unit investor loans.
Self-employed mortgages — FAQs
Can I get a mortgage as a self-employed person?
Yes. Self-employed borrowers, 1099 contractors, business owners, and sole proprietors qualify every day for Total Quality Lending mortgages. We offer seven income-documentation paths under Prime Time (bank statement, 1099, P&L only, written VOE, asset utilization, and full-doc) plus DSCR for investor properties. Loan amounts run from $150K to $4M.
What if my tax returns show low income because of write-offs?
That's exactly what bank statement, 1099, and P&L only loans solve. Conventional underwriting starts from your net taxable income — after every deduction. Our self-employed programs qualify you on actual cash flow (deposits, 1099 totals, or CPA-prepared P&L), so legitimate business write-offs don't sink your DTI.
How many years of self-employment do I need?
Most paths require 2 years of self-employment history (consistent with the 1003 application Employment section). Some borrowers with 1+ year of self-employment plus prior W-2 work in the same field may still qualify under specific paths — talk to a TQL loan officer.
Do I need a CPA for any of these programs?
Only for two paths. The Business Bank Statement CPA-letter method and the P&L Only path both require a third-party preparer — CPA, EA, CTEC, or tax attorney. Personal bank statement, 1099, written VOE, and asset utilization paths do NOT require a CPA.
What credit score do I need for a self-employed mortgage?
Minimum credit score is 620 for Prime Time (bank stmt, 1099, full-doc). P&L only, written VOE, and asset utilization require 680+. DSCR investor loans start at 640. Best pricing tiers unlock at 720+.
Can I use a self-employed mortgage to buy a rental property?
Yes — two paths. Prime Time bank statement / 1099 / P&L loans cover investment property (with a slightly lower LTV grid than primary residence). For pure investor purchases, DSCR loans skip personal income docs entirely and qualify on the property's rental cash flow — up to 80% LTV, loans to $3.5M.
The right self-employed mortgage is the one that fits your income
Talk to a real loan officer who actually understands self-employed underwriting.