A direct Non-QM lender for the files agency guidelines won’t take

Vision One Mortgage underwrites in house across the full Non-QM shelf — DSCR for investors, bank statement and P&L for the self-employed, ITIN for borrowers without a Social Security Number, plus jumbo, conventional, government, and standalone seconds.

What Non-QM actually means

A Non-QM loan is a mortgage that falls outside the Qualified Mortgage guidelines most agency lending follows. That does not mean a weaker borrower. It usually means an ordinary person whose finances don't fit a form designed for a W-2 employee with two years at the same employer — a contractor who writes off aggressively, an investor whose personal DTI can no longer absorb another mortgage, a borrower rebuilding after a credit event.

Non-QM prices that risk instead of declining it.

DSCR loans for real estate investors

A DSCR loan qualifies on the subject property's rental cash flow rather than the borrower's personal income. No employment documentation, no tax returns, no personal DTI calculation. Investors can vest in an LLC, and interest-only structures keep the monthly obligation low enough that a portfolio can keep growing past the point where agency guidelines stop.

We also place DSCR on 5–9 unit multi-family property, beyond the standard 1–4 unit box, and DSCR second liens for investors pulling equity without disturbing a favorable first mortgage.

Bank statement loans for self-employed borrowers

A bank statement loan derives qualifying income from deposits over 12 or 24 months instead of tax returns. For a business owner who nets $60,000 on a Schedule C while the business generates far more, this is often the difference between qualifying for almost nothing and qualifying comfortably.

Personal or business statements both work. An expense factor is applied to approximate net income, and a CPA letter supporting a lower factor can move the qualifying number meaningfully.

P&L only

Where even bank statements aren't the cleanest picture, a P&L program qualifies from a profit and loss statement prepared by a licensed CPA, a CTEC-registered preparer, or an IRS enrolled agent. One-year and two-year options are available.

ITIN and foreign national financing

ITIN loans let borrowers finance a home using an Individual Taxpayer Identification Number rather than a Social Security Number — primary residence, second home, or investment. Foreign national financing serves non-U.S. citizens without domestic credit history, underwritten on the asset and the property.

The rest of the shelf

• Asset utilization — qualify on assets for high-net-worth or retired borrowers
• Jumbo and super jumbo — above conforming limits, full doc or alternative documentation
• Non-warrantable condos — projects that fail agency warrantability
• Standalone seconds and HELOCs — access equity without refinancing a low first mortgage
• Down payment assistance — three separate structures for buyers short on cash to close
• Conventional, FHA, VA, and USDA — for borrowers who fit cleanly

Full descriptions of every program are in the printable program guide.

Send us a scenario

Program terms depend on the borrower, the property, occupancy, state, and current investor guidelines, and they change. Rather than publish a matrix that goes stale, we'd rather look at the actual file. Send the scenario and we'll tell you whether it fits — including when the answer is no.