Bank Statement Loans
For self-employed borrowers who can't provide traditional tax returns
Higher scores get better rates
Lower LTV = better pricing
Calculated using bank statement income
More reserves = better approval odds
Average monthly deposits × 12 months
50% expense ratio (can vary by lender)
Some lenders allow 1.0x or 1.5x multiplier
- 12 or 24 months personal/business bank statements
- Valid government-issued ID
- Proof of business existence (license, articles, etc.)
- Purchase contract or refinance docs
| Lender | min Credit | max D T I | min Down | Notes |
|---|---|---|---|---|
| Lender A | 620 | 50% | 10% | Allows 1.5x income multiplier |
| Lender B | 660 | 45% | 15% | Stricter but better rates |
| Lender C | 640 | 50% | 10% | Flexible on property types |
DSCR Investment Loans
No income verification - qualify based on rental income alone
DSCR ratio improves with higher credit
Lower LTV for DSCR < 1.0
No personal income verification required
Higher reserves for DSCR < 1.0
Monthly rent ÷ Monthly PITI
None - uses gross rent
DSCR ≥ 1.0 preferred, some allow 0.75+
- Lease agreement or rental appraisal
- Property appraisal
- 12-24 months bank statements (for reserves)
- Valid government-issued ID
| Lender | min Credit | min D S C R | min Down | Notes |
|---|---|---|---|---|
| Lender A | 620 | 0.75 | 20% | Allows DSCR < 1.0 |
| Lender B | 680 | 1.0 | 20% | Best rates for DSCR ≥ 1.25 |
| Lender C | 640 | 0.80 | 25% | Flexible on property condition |
Asset Depletion Loans
Qualify using liquid assets instead of income
Higher credit required for asset-based
More equity = better terms
Calculated using asset depletion income
Substantial reserves required
(Total assets - down payment) ÷ 360 months
Down payment, closing costs, reserves
Some lenders use 240 or 480 month divisor
- 60-90 days bank/investment statements
- Asset verification letters from institutions
- Valid government-issued ID
- Purchase contract or refinance docs
| Lender | min Credit | divisor | min Down | Notes |
|---|---|---|---|---|
| Lender A | 660 | 360 | 20% | Standard asset depletion |
| Lender B | 700 | 240 | 25% | Higher income calculation |
| Lender C | 680 | 480 | 30% | Conservative but flexible |
Foreign National Loans
For non-U.S. citizens purchasing U.S. real estate
No U.S. credit history required
Higher down payment typical
Varies by lender and property type
Substantial reserves required
Varies by lender and visa status
Depends on documentation type
Some lenders allow DSCR-only for investors
- Valid passport
- Visa (if applicable)
- Foreign bank statements (translated)
- Proof of income (foreign or U.S.)
- 12-24 months reserves
| Lender | min Down | reserve Months | Notes |
|---|---|---|---|
| Lender A | 30% | 12 | Accepts ITIN, no SSN required |
| Lender B | 35% | 18 | Requires foreign credit report |
| Lender C | 40% | 24 | Most flexible on visa status |
HELOC (Home Equity Line of Credit)
Revolving credit line secured by your home equity - works with ALL income types
Higher scores unlock better rates and higher limits
Combined loan-to-value includes existing mortgage
DSCR option available (no DTI requirement)
Varies by income type and CLTV
Flexible - accepts ALL income types
Bank statements: 50% expense ratio | P&L: per tax return | DSCR: rental income | Asset-based: asset depletion
Choose the income method that works best for your situation
- Proof of income (bank statements, P&L, tax returns, or DSCR)
- Current mortgage statement
- Property appraisal
- 12 months bank statements (for reserves)
| Lender | min Credit | max C L T V | income Types | Notes |
|---|---|---|---|---|
| Lender A | 620 | 85% | All | Most flexible income options |
| Lender B | 680 | 90% | All | Higher CLTV for strong credit |
| Lender C | 640 | 80% | All | Fast closing, 10-14 days |
HELOAN (Home Equity Loan)
Fixed-rate second mortgage with lump sum payout - works with ALL income types
Fixed rate makes budgeting predictable
Combined loan-to-value includes existing mortgage
DSCR option available (no DTI requirement)
Varies by income type and CLTV
Flexible - accepts ALL income types
Bank statements: 50% expense ratio | P&L: per tax return | DSCR: rental income | Asset-based: asset depletion
Choose the income method that works best for your situation
- Proof of income (bank statements, P&L, tax returns, or DSCR)
- Current mortgage statement
- Property appraisal
- 12 months bank statements (for reserves)
| Lender | min Credit | max C L T V | income Types | Notes |
|---|---|---|---|---|
| Lender A | 620 | 85% | All | Fixed rates, predictable payments |
| Lender B | 680 | 90% | All | No closing costs option available |
| Lender C | 640 | 80% | All | Best for debt consolidation |