Nate Moghadam  ·  NMLS #906770  ·  Fairway Independent Mortgage

Non-QM Loans
When Traditional Programs Don't Fit.

Self-employed? Real estate investor? Unique income situation? Non-QM loans offer flexible qualification for borrowers who don't fit the standard box — without sacrificing competitive rates or fair terms.

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Available in 14 States
10+ Years Experience
5-Star Rated
Non-QM Loans

What Is a Non-QM Loan?

A Non-QM (Non-Qualified Mortgage) loan is any mortgage that doesn't meet the standard documentation guidelines set by the Consumer Financial Protection Bureau for "Qualified Mortgages." This doesn't mean they're risky — it means they use alternative methods to verify a borrower's ability to repay.

Non-QM loans exist because the real world is messy. Business owners write off expenses that reduce their taxable income. Real estate investors generate cash flow that doesn't show up cleanly on W-2s. Foreign nationals don't have U.S. credit histories. None of these situations mean someone can't afford a mortgage — they just don't fit standard documentation.

Nate works with Non-QM products regularly and knows which programs work for which situations. If you've been told "no" by a conventional lender, there's a good chance a Non-QM program is the right answer.

Alt DocsAccepted
Self-Emp.Friendly
14States Available
MultiplePrograms

Think Non-QM Might Be Right For You?

Non-QM loans are highly situation-specific. A quick call with Nate is the fastest way to know if you qualify.

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(617) 945-3632 nate@nateloans.com

Nate Moghadam · NMLS #906770
Fairway Independent Mortgage Corp · NMLS #2289
Equal Housing Lender

The Details

Non-QM Programs & Who They're For

Common Non-QM Programs

  • Bank Statement Loans: Qualify using 12–24 months of bank statements instead of tax returns
  • DSCR Loans: Debt-service coverage ratio loans for investors — qualify on rental income, not personal income
  • Asset Depletion: Qualify using liquid assets (investment accounts, savings) as imputed income
  • ITIN Loans: Available for borrowers with an Individual Taxpayer Identification Number and no SSN
  • 1099 Loans: Qualify using 1099 income for freelancers and independent contractors
  • Recent Credit Events: Programs available for borrowers with recent bankruptcies or foreclosures

Why Non-QM Works

  • Income flexibility: Use bank statements, 1099s, or assets instead of W-2s and tax returns
  • Investor-friendly: DSCR loans don't require personal income — the property qualifies itself
  • No SSN required: ITIN programs help foreign nationals and undocumented borrowers access homeownership
  • Competitive terms: Non-QM rates are higher than conventional but often much better than people expect
  • Primary & investment: Available for primary residences, second homes, and investment properties

Who Non-QM Is Best For

  • Self-employed borrowers whose tax returns don't reflect their true income
  • Real estate investors qualifying on rental cash flow (DSCR)
  • Freelancers, gig workers, and 1099 contractors
  • Foreign nationals and ITIN holders without a Social Security number
  • Borrowers with significant liquid assets but irregular income
  • Buyers with a recent bankruptcy, foreclosure, or short sale in their history

How Nate Helps

  • Identifies the specific Non-QM program that matches your income documentation
  • Explains the tradeoffs honestly — rate, down payment, and total cost
  • Shops multiple Non-QM investors to find the most competitive terms
  • Guides you through the alternative documentation process step by step
  • Direct access — call or text Nate, no call centers
Non-QM Loan Coverage

Available in All 14 of Nate's States

CACalifornia
COColorado
FLFlorida
MEMaine
MDMaryland
MAMassachusetts
NHNew Hampshire
NJNew Jersey
NCNorth Carolina
PAPennsylvania
RIRhode Island
TNTennessee
TXTexas
VAVirginia
Common Questions

Non-QM Loan FAQs

Everything you want to know about non-traditional mortgage programs.

No — modern Non-QM loans are a legitimate product for borrowers with non-standard income documentation. They're not the "subprime" loans of the 2000s. Non-QM lenders still carefully verify a borrower's ability to repay — they just use different methods (bank statements, rental income, assets) than the standard W-2 and tax return approach. Rates are typically higher than conventional, but the terms are fair and transparent.
Very likely yes. Bank statement loans are specifically designed for self-employed borrowers whose tax returns understate income due to business deductions. You'll typically need 12–24 months of bank statements (personal or business), a credit score of 620+ (680+ for best rates), and a down payment of 10–20% depending on the loan amount. Nate will tell you quickly whether you qualify after a 15-minute call.
A DSCR (Debt-Service Coverage Ratio) loan qualifies the borrower based on the rental income of the property — not their personal income. The ratio compares the property's gross rental income to the mortgage payment (PITI). A DSCR of 1.0 means income covers the payment; most lenders want 1.0–1.25+. This is ideal for investors who own many properties and whose personal DTI would be too high under conventional guidelines. No personal income or employment verification needed in many cases.
Yes — Non-QM ITIN loan programs allow borrowers with an Individual Taxpayer Identification Number to purchase a home without a Social Security number. These programs typically require a larger down payment (20–30%), alternative credit history documentation, and proof of income. They're an important pathway to homeownership for many buyers. Nate can walk you through the specific requirements in your state.
Typically 0.5–2% higher than conventional rates depending on the program, your credit score, and down payment. The exact difference depends heavily on your specific profile. For many self-employed borrowers, the alternative is not getting a loan at all — so the slightly higher rate is a worthwhile tradeoff. Once you've built more history or your tax situation changes, refinancing into a conventional loan is always an option.
The best way is to book a free 15-minute call with Nate. Non-QM is highly situation-specific — a quick conversation about your income, documentation, and goals is the fastest way to determine which program (if any) fits you, and what the rate and terms would look like. No pressure, no commitment.

Your situation is unique. So is the solution.

Talk to Nate directly — he'll find a program that works for you.

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