Best Mortgage Lenders for the Self Employed Borrowers in 2019
The U.S. Department of Labor estimates that about 12% of the workforce in the United states are self employed. People that fit into the self employed category sometimes have issues getting loans because their documentation for income is often complicated and requires a lot of paperwork. People often prepare their tax returns honestly, but because of deductions it may appear they make less money and that sometimes brings up problems.
There are a variety of different types of loan products available to the self employed. The most popular mortgages for self employed borrowers are conventional and FHA loans, as well as bank statement programs (which allow you to use your personal and/or business bank statements to verify income instead of tax returns).
If you can use your tax returns, you may qualify for a conventional or FHA loan (you can learn more about these loans below on this page). For many business owners, contractors, and other types of self employed professionals, using tax returns may not always be an option. For these individuals, bank statement loans may be the best – and only – option to get a mortgage.
Do you have 1 year of tax returns, but not 2? You may be eligible for a 1 year tax return mortgage .
Top Bank Statement Mortgage Lenders of 2017-2018
We have included a list of the best mortgage lenders that offer bank statement loans for self employed borrowers. These programs allow you to use 12 or 24 months worth of bank statements to document your income instead of tax returns. We work with many excellent mortgage lenders, and would be happy to help you discover your options, so that you can be sure to find the best home loan .
2 – Athas Capital
5 – ACC Mortgage
Want to find out if you qualify for a bank statement loan? It’s easy to see if you qualify .
Conventional Loans for Self Employed Borrowers
There has been an increase in the availability of conventional financing for self employed borrowers.
Recently, Fannie Mae updated their guidelines for the self employed. This includes the possibility of qualifying for a home loan with only 1 year of tax returns. There has also been other areas of the qualification guidelines which have become more lax, resulting in higher loan approval rates.
One of the primary areas that conventional lenders will look at is the reliability and stability of your income. If your income is deemed to be too inconsistent, or in a significant state of decline, you may be disqualified.
FHA Loan Guidelines for Self Employed Borrowers:
Many people assume that you must be a W-2 employee to be eligible for a FHA loan. This is not the case. In order for a self employed person to qualify for a FHA loan they just meet the following requirements:
- You must have been consistently self-employed in the same line of work for at least the last 2 years.
- The industry that you work in must be deemed to have a likelihood of continuing to offer profitable opportunities.
- Your income must be consistent, stable, and reliable. If it is in decline (20% or more from the previous year), this may cause your application to be rejected.
- It may be required that you submit a profit and loss statement (P&L).
The above FHA loan guidelines are unique characteristics that pertain to self employed applicants. These guidelines are in addition to the standard FHA loan requirements.
Best FHA Lenders for the Self Employed
There are many FHA lenders that provide home loans for the self employed. We work with many of the best FHA approved lenders around the nation, and can connect you with the best FHA lender for your location . A few of the best national lenders that you may want to consider are:
1 – Guaranteed Rate
2 – Quicken Loans
4 – US Bank
5 – Ditech
These are just a few of the most well known lenders offering FHA loans nationwide. As stated above, it is advised to see what terms local FHA lenders may offer you. We would be glad to help you discover your options.
Frequently Asked Questions
How do I apply for a self employed mortgage loan?
Depending on where you are located, we will connect with the best self employed mortgage lender, who will assist you through the application process. The most efficient way to be connected with the appropriate lender is to fill out this form .
If I am not ready to buy a home now, what can I do to be prepared in the future?
One of the best pieces of advice that we could give someone who is self employed is to do all that you can to get your finances and credit in order. The better your credit, and more organized your business and personal finances are, the more likely you are to be approved.
Can you be a first time home buyer and still qualify for a self employed mortgage?
Absolutely. All of the mortgage programs featured on this page offer options for first time home buyers.
Is down payment assistance available for the self employed?
It depends on the specific down payment assistance program. Some of these programs are intended for low income households, but most do not explicitly state that you can not be self employed. The best way to find out is to speak with the agency that offers the assistance. We can assist you in looking up all the programs available in your area, and to find out if you are eligible.
What types of self employed professionals and business owners may obtain financing?
These loan programs are great for nearly all types of self employed professionals. Some examples are: accountants, attorneys, business owners, child care workers, contractors, dentists, entrepreneurs, freelance writers, graphic designers, hairstylists, home cleaners, marketing consultants, photographers, professional speakers, real estate agents, truck drivers, web developers, and many more other types of self employed people.
What is considered qualifying income?
Conventional and FHA loans will only use your taxable income. If you write off a lot of business expenses, this income will not be used for your qualifying income. So if you make $7,000/month, and have $2,000/month in business expenses that can be written off, your taxable income is only $5,000/month. Your qualifying income is important in factoring your debt-to-income ratios (DTI ratios). FHA and conventional lenders usually have a maximum 43% DTI ratio. For bank statement loans, it will depend on the lender, but fortunately most will let you use your full income (all that is shown as deposits on your bank statements).
What income documentation will be required?
The exact documentation that will be required will be outlined on your loan approval (if you are approved). What is needed will also depend on the type of loan you apply for. FHA and conventional loans will likely require 1-2 years tax returns, and your 2 most recent pay stubs and bank statements. For bank statement programs, only your bank statements are needed (12-24 months depending on the exact requirements of the lender). Regardless of the program, some mortgage lenders may want you to provide some of the following: a copy of your business license, a CPA letter, a P&L statement, and possibly at least one letter of reference from a client. The required documentation will depend on the lender you apply with, as well as the type of business you own.
If my business produces seasonal income, will this disqualify me?
If your income is seasonal or largely inconsistent, this may cause issues in qualifying for a FHA or conventional loan. However, bank statement programs take the average of 12 or 24 months worth of bank statements and average out the monthly income. Therefore, if your income is seasonal, you still may be able to get a mortgage.