Real borrowers, real challenges, real solutions. Discover how NS Funding helped clients achieve their financial goals with flexible NON-QM mortgage solutions tailored to their unique situations.
Michael, a successful e-commerce entrepreneur, had strong cash flow and substantial assets but couldn't qualify for a traditional mortgage due to aggressive tax write-offs that reduced his reported income. His tax returns showed only $45,000 in annual income despite depositing over $180,000 annually into his business accounts. Traditional lenders denied his application, leaving him frustrated despite having excellent credit and a 25% down payment ready.
NS Funding analyzed Michael's 24 months of bank statements, revealing consistent monthly deposits averaging $15,000. Our underwriters calculated his qualifying income using bank statement deposits rather than tax returns, demonstrating his true earning capacity. We structured a bank statement loan at 6.875% with 20% down, allowing Michael to purchase his $900,000 dream home in a desirable school district.
Michael closed on his new home in just 28 days. His monthly payment of $5,200 was well within his budget, and he maintained healthy cash reserves for his business. Six months later, Michael refinanced to a conventional loan after adjusting his tax strategy, saving an additional 1.5% on his interest rate. He now refers other self-employed clients to NS Funding regularly.
NS Funding understood my situation immediately. Traditional banks only saw my tax returns and said no. NS Funding looked at my actual business deposits and said yes within 48 hours. The process was smooth, the team was professional, and I'm now living in my dream home. I tell every entrepreneur I know about them.
— Michael R., E-Commerce Business Owner
Sarah, an experienced real estate investor, owned eight rental properties generating strong cash flow. She identified a lucrative 4-unit multifamily property listed at $1.5 million with existing tenants paying market rents. However, her personal income was already maxed out on her tax returns due to depreciation and expense deductions across her portfolio. Traditional lenders required personal income verification, which would have disqualified her despite the property's excellent rental income of $12,000 monthly.
NS Funding structured a DSCR loan based solely on the property's rental income, not Sarah's personal finances. The property's monthly rental income of $12,000 against a projected monthly payment of $8,500 yielded a DSCR of 1.41—well above the 1.25 minimum requirement. We approved the loan at 7.25% with 25% down, allowing Sarah to close quickly before competing investors could act.
Sarah closed in 21 days and immediately began generating $3,500 in positive monthly cash flow after all expenses. Within the first year, she increased rents by 8% during lease renewals, boosting her annual cash flow by an additional $4,600. The property appreciated 12% in value over 18 months, adding $180,000 in equity. Sarah has since purchased two more properties using NS Funding's DSCR program.
The DSCR loan was a game-changer for my investment strategy. I don't have to worry about how my personal tax returns look—the property's income speaks for itself. NS Funding's team understood real estate investing and moved fast. I've closed three deals with them now, and they're my go-to lender for every new acquisition.
— Sarah K., Real Estate Investor
Carlos, a successful business owner from Mexico City, wanted to diversify his investment portfolio by purchasing rental properties in the United States. He had substantial liquid assets exceeding $3 million and excellent credit history in Mexico, but no U.S. credit score, Social Security number, or domestic income. Traditional U.S. lenders wouldn't even consider his application without these requirements, despite his strong financial position and 40% down payment.
NS Funding's foreign national loan program evaluated Carlos based on his international credit profile, verified assets, and the property's rental potential. We accepted his Mexican bank statements, international credit report, and asset documentation. The underwriting focused on his $1.2 million in liquid reserves and the property's projected rental income of $7,500 monthly. We structured a loan at 7.75% with 35% down payment, providing Carlos access to the U.S. real estate market.
Carlos successfully purchased a $1.35 million luxury condo in Miami's Brickell neighborhood. The property generates $7,800 in monthly rental income with strong demand from corporate tenants. After one year, Carlos purchased a second property through NS Funding—a $1.8 million vacation rental in Orlando. His U.S. real estate portfolio now exceeds $3.1 million in value, providing geographic diversification and strong dollar-denominated returns.
NS Funding made the impossible possible. Every U.S. bank told me I needed a Social Security number and U.S. credit history. NS Funding understood that international investors bring value and have different documentation. They worked with my Mexican bank statements and credit report. Now I own two beautiful properties in the U.S., and I'm planning my third purchase.
— Carlos M., International Business Owner
Jennifer, a recently retired executive, owned her $1.2 million home outright and had $4.5 million in retirement accounts and investment portfolios. She wanted to access $700,000 in equity to invest in her daughter's growing tech startup. However, a medical emergency two years prior had resulted in late payments on credit cards, dropping her credit score to 625. Traditional lenders denied her refinance application despite her substantial assets and zero existing mortgage debt.
NS Funding utilized an asset depletion loan program that qualified Jennifer based on her $4.5 million in liquid assets rather than credit score or income. Our underwriters calculated a qualifying income by dividing her assets over the loan term, demonstrating her ability to repay. We structured a cash-out refinance at 7.5% with a 60% loan-to-value ratio, providing Jennifer with $700,000 in cash while maintaining a conservative equity position.
Jennifer successfully refinanced and invested $700,000 in her daughter's startup, which has since doubled in valuation. Her monthly mortgage payment of $4,650 is easily covered by her investment income and pension. She maintains $3.8 million in liquid reserves and has rebuilt her credit score to 710 over the past 18 months. Jennifer recently recommended NS Funding to three friends in similar situations.
I was devastated when banks rejected me. I have millions in assets but one rough year with medical bills hurt my credit. NS Funding looked at my whole financial picture, not just a credit score. They understood that I'm financially secure and approved my loan in days. The $700,000 I invested in my daughter's company has already grown to $1.4 million. Best financial decision I've made.
— Jennifer L., Retired Executive
David, a software consultant working as a 1099 contractor, earned $165,000 annually but struggled to qualify for a mortgage. His tax returns showed only $78,000 in net income after business expense deductions for home office, equipment, travel, and professional development. Traditional lenders used his tax return income, which wasn't enough to qualify for the $500,000 duplex he wanted to purchase as a house-hack investment property.
NS Funding's 1099 income loan program allowed David to qualify using his gross 1099 income before business expense deductions. We verified his $165,000 annual income through 24 months of 1099 forms and bank deposits. The duplex's rental income from the second unit ($2,200 monthly) was also factored into his qualifying income. We approved a loan at 6.95% with 15% down payment, enabling David to enter the real estate market.
David purchased the duplex for $500,000 and lives in one unit while renting the other for $2,200 monthly. His tenant's rent covers 65% of his mortgage payment, effectively reducing his housing cost to $1,200 monthly—less than he was paying for a one-bedroom apartment. After two years, David refinanced to a conventional loan with improved debt-to-income ratios and is now purchasing a second investment property.
As a 1099 contractor, I thought homeownership was out of reach. My tax returns made me look broke even though I was earning great money. NS Funding understood that business deductions don't mean I can't afford a mortgage. They used my actual 1099 income, and I qualified easily. Now I'm a homeowner and a landlord, building wealth instead of paying rent.
— David T., Software Consultant
Amanda owned a thriving marketing agency generating $850,000 in annual revenue with strong growth projections. She wanted to purchase a $1.5 million commercial property to house her expanding team and eliminate rising rent costs. However, a traditional principal-and-interest mortgage payment would have strained her cash flow during the critical growth phase, limiting her ability to hire new staff and invest in technology infrastructure.
NS Funding structured a 10-year interest-only loan at 7.125%, allowing Amanda to pay only interest for the first five years before transitioning to principal and interest payments. This reduced her monthly payment from $10,200 (P&I) to $6,500 (interest-only), freeing up $3,700 monthly for business reinvestment. The loan was secured by both the commercial property and Amanda's strong business financials verified through bank statements.
Amanda purchased the property and immediately saved $4,200 monthly compared to her previous rent. The $3,700 in additional monthly cash flow enabled her to hire three new employees and upgrade her technology stack. Her agency revenue grew 45% in the first year, reaching $1.23 million. The property appreciated 15% in value, and Amanda now has $225,000 in equity. She plans to refinance to a conventional loan before the interest-only period ends.
The interest-only structure was perfect for my situation. I needed to own my building to stop rent increases, but I also needed cash flow to grow my business. NS Funding understood that and structured a loan that worked for both goals. My business has exploded, the property has appreciated significantly, and I'm building equity while maintaining the flexibility I needed.
— Amanda S., Marketing Agency Owner
Robert owned six rental properties across three states, each with separate mortgages from different lenders at varying interest rates (ranging from 6.5% to 8.75%). Managing multiple payments, different due dates, and various lender requirements was time-consuming and inefficient. He wanted to consolidate all properties under one loan to simplify management, improve cash flow, and access equity for future acquisitions. Traditional lenders wouldn't refinance multiple properties in different states under a single loan.
NS Funding's portfolio loan program allowed Robert to refinance all six properties under one blanket mortgage at 7.25%. We evaluated the entire portfolio's combined rental income ($28,000 monthly) against the consolidated loan payment ($16,800 monthly), resulting in a strong 1.67 DSCR. The refinance also pulled out $350,000 in equity for future investments. One loan, one payment, one lender—dramatically simplifying Robert's real estate operations.
Robert reduced his average interest rate by 0.85%, saving $1,850 monthly across the portfolio. The single monthly payment simplified his bookkeeping and freed up 4-5 hours monthly in administrative time. He used the $350,000 cash-out to purchase two additional properties, expanding his portfolio to eight units. His annual cash flow increased by $22,200 from interest savings alone, and his portfolio value has grown to $3.2 million.
Managing six different mortgages with six different lenders was a nightmare. NS Funding consolidated everything into one simple loan with a better rate. I saved money, saved time, and got cash out to buy more properties. It's the smartest financial move I've made in my investing career. My accountant loves it, my wife loves it, and I love it.
— Robert H., Real Estate Investor
Join hundreds of borrowers who've achieved their financial goals with NS Funding's flexible NON-QM mortgage solutions. Whether you're self-employed, an investor, or have a unique financial situation, we have a solution for you.