Non-QM Program Guide
Program descriptions for the files that don't fit agency guidelines. These are descriptions, not a rate sheet or a matrix — credit, loan amount, and loan-to-value requirements depend on the borrower, the property, and current investor guidelines. Send us a scenario and we'll give you real numbers on it.
Expanded-Prime
For borrowers who are well past a prior housing event and have re-established solid credit. Full doc, P&L, or bank statement income options, on primary homes, second homes, and investment properties. Interest-only structures are available.
Non-Prime
For borrowers still recovering from a recent credit impairment who have the income to support the payment. Full doc, P&L, and bank statement options, including cash-out to unlock equity or consolidate debt.
DSCR
For investors. The property's rental cash flow carries the file — no personal income or employment documentation. Can vest in an LLC, and interest-only options help maximize monthly cash flow.
DSCR 5–9 Unit
Multi-family properties beyond the standard 1–4 unit box, structured for business-purpose borrowers. Vesting in an LLC is available, as are interest-only options.
Jumbo-Prime
Full-doc jumbo financing for higher-priced homes, on primary residences, second homes, and investment properties, with cash-out available.
Expanded-Prime Super Jumbo
Full documentation financing that exceeds standard jumbo limits, for the highest loan amounts we place. Bank statement documentation options are available.
Equity Advantage
A second lien on its own, so a borrower can pull equity without refinancing a low first-mortgage rate. Available on primary, second, and investment properties, including non-warrantable condos and rural properties. Full doc or bank statements.
Asset Utilization
For high-net-worth or retired borrowers with meaningful assets but limited traditional income. Both DTI and no-DTI qualification approaches are available.
Non-Warrantable Condos
For condo projects that don't meet agency warrantability — high investor concentration, ongoing litigation, commercial space, and similar. Available across Expanded-Prime, Non-Prime, and DSCR.
Personal & Business Bank Statements
Qualify on deposits rather than tax returns, with 12- and 24-month options. Available under Expanded-Prime and Non-Prime.
Interest Only
Interest-only payment structures for borrowers optimizing monthly cash flow. Available under Expanded-Prime, Non-Prime, and DSCR.
Business Purpose
Investor financing underwritten on the subject property, with the ability to vest and borrow in the name of an LLC or corporation.
1-Year & 2-Year P&L
Qualify from a profit and loss statement instead of tax returns, W-2s, or pay stubs. Prepared by a licensed CPA, CTEC-registered preparer, or IRS enrolled agent.
Full Doc Non-QM
For small business owners, investors, and self-employed borrowers who document income fully but still fall outside agency guidelines. Available on condos and condotels.
ITIN
For borrowers filing taxes with an Individual Taxpayer Identification Number. Primary, second home, and investment eligible, with alternative documentation and DSCR structures available.
Foreign National
For non-U.S. citizens purchasing or refinancing U.S. property, typically underwritten on the asset and the property rather than domestic income.
Government — FHA, VA, USDA
FHA for lower down payments and flexible credit, VA for eligible service members and veterans, USDA for qualifying rural and suburban properties.
Conventional
Conforming and high-balance fixed and adjustable financing, including low down payment options, for borrowers who fit agency guidelines cleanly.
Submit a scenario: v1lo.com · (949) 253-3480 · hblanchet@v1mortgage.com
Licensing. Vision One Mortgage Inc — NMLS: 7861 · Branch NMLS: 1630588
California DFPI License #603D797
California DRE License # 01522925
Florida License # MLD649
Georgia Mortgage Lender License # 7861
Texas-SML Tonya Griffin NMLS 1124013
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* Specific loan program availability and requirements may vary. Please get in touch with your mortgage advisor for more information. This document is for general informational and business-to-business use. It is not an advertisement for a specific rate or term, not a commitment to lend, and not a guarantee of approval. All loans are subject to credit approval, income and asset verification, and property appraisal. Program terms are subject to change without notice. Equal Housing Opportunity.