Your Local Non-QM Mortgage
Specialist
States Licensed in Pensylvania, Florida and Iowa
Home and investment property loans for self-employed borrowers,
real estate investors, and anyone the big banks turn away.
Personalized Non-QM Experience
Robert Love specializes in Non-QM lending, the loan products designed for borrowers who do not fit the conventional mold. Whether you are self-employed, paid through 1099s, growing a real estate portfolio, or rebuilding after a past credit event, we shop multiple wholesale lenders to find the program and rate that fit your actual financial picture.
Tax returns that do not tell your full story should never cost you the property you want. We qualify borrowers using bank statements, rental income, assets, and other common-sense documentation, all backed by wholesale pricing and technology that keeps the process fast and transparent.
Trust a specialist who focuses on the loans other lenders avoid. Let us help you close on your next home or investment property.
The Non-QM Loan Process
Get Pre-Qualified Talk with a
Non-QM specialist
We match you to the right program and show you what you qualify for, with no tax returns required for many of our products.
Find Your Property
Whether it is your next home or an investment property, work with a trusted real estate agent to find the right fit. DSCR and investor purchases are welcome.
Submit Your Application
Complete your application and let us guide you through underwriting. We handle the heavy lifting and keep you updated all the way to closing.
Don't take my word for it
Non-QM Programs
Mortgage solutions built for self-employed borrowers, investors, and complex financial situations, right here in Panama City Beach, Florida.
Loan Options That Actually Fit You
Our experienced mortgage advisors will walk you through the best mortgage loan program that will fit your specific scenario.
Bank Statement Loans
DSCR Loans (Investor Loans)
Equity Xcellarator Loan
Reverse Mortgage
Frequently Asked Questions
What is a Non-QM loan?
Non-QM stands for Non-Qualified Mortgage. These loans do not follow the strict documentation rules of conventional mortgages, which makes them a fit for self-employed borrowers, investors, and others with non-traditional income. Non-QM does not mean high risk; it means flexible qualification.
Can I get a mortgage if I'm self-employed?
Yes. Many of our self-employed clients qualify using bank statements or a profit and loss statement instead of tax returns, so business write-offs do not work against you.
Can I qualify using my bank statements instead of tax returns?
For most of our bank statement programs, yes. We review 12 to 24 months of deposits to calculate your qualifying income. No tax returns or W-2s needed.
Can I get a loan based on my rental property's income?
Yes, through a DSCR loan. We qualify the loan based on whether the property's rent covers the payment, so your personal income often is not part of the equation.
Can I get a mortgage after a recent bankruptcy or foreclosure?
Often, yes. Several Non-QM programs allow financing with little or no waiting period after a credit event, while conventional loans may require years.
Are Non-QM rates higher than conventional rates?
Non-QM rates are typically a bit higher because the qualification is more flexible. For many borrowers, access to financing now outweighs waiting, and we shop multiple lenders to secure the most competitive pricing available for your profile.
How much down payment do I need for a Non-QM loan?
Down payment requirements vary by program and credit profile and are generally higher than minimum conventional options. We will review your scenario and show you the exact figure during your qualification review.
Can foreign nationals buy property in the US?
Yes. Our foreign national programs help non-US citizens purchase a home or investment property, often without US credit or income documentation.
Can I refinance an investment property or take cash out?
Yes. We offer rate-and-term and cash-out refinancing on investment and non-owner-occupied properties through our DSCR and investor programs.
How long does a Non-QM loan take to close?
Timelines vary, but many Non-QM loans close within a few weeks. Because we use wholesale lenders and streamlined documentation, the process is often faster than borrowers expect.
Most Recent Blog Updates
Being Told Your Income Does Not Qualify for a Mortgage May Not Be the Whole Story
The Difference Between How Much You Make and How Your Income Is Evaluated
If you were told your income does not qualify for a mortgage there is a question worth asking before you accept that answer as final. Was the problem how much money you make or was it how your income was being evaluated? Those are two very different problems and only one of them is actually a dead end.
Nicole, business development manager working alongside mortgage advisor Robert Love, wants borrowers who have been turned down to understand that the structure of the evaluation matters as much as the income itself.
Why Traditional Guidelines Miss the Real Picture for Some Borrowers
Traditional mortgage guidelines are built around a specific model of income. W-2 employment, two years of tax returns, straightforward documentation that produces a clean qualifying number. For borrowers who fit that model the process is relatively straightforward.
For borrowers who do not fit that model the process can produce a denial that does not actually reflect their financial reality. A self-employed business owner whose tax returns show aggressive deductions looks income-poor on paper while generating strong cash flow. A real estate investor whose wealth is built through property rather than salary does not fit the conventional income profile. A business owner whose company is profitable but whose personal tax returns do not capture the full picture of what they actually earn may be declined before anyone asked the right questions.
The income is real. The qualification issue is the evaluation method.
What Robert Love Actually Does With These Files
Robert specializes in helping self-employed borrowers, business owners, and real estate investors navigate complex income situations including through non-QM lending. When a borrower comes to him after being told they do not qualify his first question is not why can this not be done. It is whether there is another way to structure the evaluation.
Non-QM lending exists specifically to provide an alternative evaluation framework for borrowers whose income does not fit conventional guidelines. Bank statement loans evaluate actual cash deposits rather than tax return net income. Profit and loss statement loans use CPA-prepared documentation of business income. Asset-based qualification evaluates the borrower's liquid assets rather than monthly income. DSCR loans evaluate the cash flow of an investment property rather than the borrower's personal income.
Traditional mortgage guidelines are not the only framework through which a borrower can be evaluated and a denial under conventional guidelines does not mean a denial under every available program.
What to Do If You Were Turned Down
Do not assume a denial is the end of the conversation. Write to Nicole and Robert, share what happened, and let them guide you through whether a different evaluation structure produces a different outcome for your specific situation.
Y también hablamos español. Robert Love and Nicole are here to help guide you through the process regardless of the language you are most comfortable working in.
Sources
ConsumerFinancialProtectionBureau.gov
FannieMae.com
MortgageNewsDaily.com
NationalMortgageProfessional.com
Investopedia.com
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