Bank statement mortgages for real-world self-employed income.

When tax returns don’t tell the whole story, bank statement loans use your actual cash flow to help document what your business is really doing—so you’re not punished for smart write-offs.

These programs live in the specialty / non-QM world, not in traditional agency (Fannie/Freddie) lanes. We’ll keep the focus on responsible leverage, clear documentation, and how the payment fits your bigger financial picture.

Start your scenario Talk through options first

NMLS #277954 • Success Mortgage Partners • Bank statement programs are specialty / non-QM products with their own guidelines, pricing, and risk considerations. Not every borrower or property will qualify.

Coaching insight

Who bank statement loans are built to help.

These programs are for people who actually are strong borrowers—but whose tax returns don’t show it cleanly because of write-offs, reinvestment, or how their business is structured.

Self-employed & small business owners

You run income through your business, use legitimate write-offs, and your tax returns show a much smaller number than what hits your accounts.

1099 & commission earners

Realtors, sales professionals, consultants, and contractors with income that can swing month to month, but averages out well over time.

Multi-stream income households

Families with several businesses, K-1s, or side hustles where the cash flow is healthy but the tax story is complicated.

How it’s structured

From deposits to “qualifying income.”

Instead of starting with your tax returns, bank statement programs look at your average deposits over a set period and apply program-specific factors to arrive at a qualifying income number.

12–24 month averages: We’ll review a year or two of statements to find your true baseline.
Business vs personal: Depending on how you operate, we may use business, personal, or a blend.
Expense factors: Lenders apply standard expense ratios or custom factors to account for overhead.
Debt-to-income: Once we have income, we still look at total obligations for a responsible approval.

What we’ll walk through together

How your business is structured and how money flows from client to account
Which accounts best represent true business activity
How a bank statement approval compares to a traditional full-doc structure
Payment comfort, reserves, and long-term risk—not just maximum purchase price

Our goal is a loan that respects how you actually earn income while staying inside a comfortable, long-term payment range.

Property & purpose

Where bank statement programs are commonly used.

Many bank statement options support a range of property types, with guidelines that tighten as risk increases.

Primary residences for owners who live in the home
Second homes or vacation properties, where allowed by program
Certain investment properties for experienced investors
Refinances to consolidate debt, restructure cash flow, or access equity

Sample bank statement scenarios

Business owner buying a primary home after several years of heavy write-offs
1099 consultant relocating between Colorado and Texas with variable income
Self-employed borrower refinancing to clean up high-interest business or personal debt
Investor using bank statement income to qualify for a new rental purchase

Not every program supports every property or purpose. We’ll start with your goals and design a lane that fits both your file and your risk tolerance.

What we’ll review for bank statement options.

12–24 months of bank statements (business and/or personal)
Basic overview of your business model and how long you’ve been operating
Any existing mortgages, auto loans, student loans, and other debts
Rough estimates of your monthly business and household expenses
Where your down payment and reserves will come from

How we’ll help you decide if it’s the right fit.

Compare bank statement vs. traditional full-doc options where possible
Review payment, cash to close, and reserves in plain language
Talk through rate and cost differences between specialty and agency loans
Outline a path forward if a full-doc or hybrid option may serve you better later

Bank Statement Loans Guide

Want the full bank statement loan walkthrough?

The Bank Statement Loans Guide breaks down how these programs work, how income is calculated from deposits, and how they compare to traditional full-doc options so you can make a responsible decision—not just chase the largest approval.

Great if you’re self-employed or 1099 and want to understand how lenders will look at your deposits, expenses, and overall risk picture.

Read the Bank Statement Loans Guide

What to have ready for a clean bank statement review.

You don’t need every detail figured out before we talk, but a few items make the first conversation much more productive:

Rough idea of your target price point and monthly payment comfort
12–24 months of personal and/or business bank statements (we’ll decide which)
Business structure (sole prop, LLC, S-Corp, etc.) and how you actually pay yourself
Any recent large one-time deposits we should exclude from “normal” income
A quick snapshot of business expenses if you have a basic P&L

From there, we’ll outline how a bank statement structure compares to a traditional full-doc loan so you can see the trade-offs clearly.

Quick answers

Bank statement loan FAQs.

Common questions we cover when we look at specialty and non-QM options for self-employed and 1099 clients.

Many bank statement programs allow us to qualify you primarily from bank statements instead of tax returns. That said, guidelines still require a full application, and in some cases tax returns or other documents may be needed to clarify the bigger picture. We’ll outline what’s required for your specific lane before you start.

Typically, yes. Because these are specialty/non-QM products with more flexible documentation, they often come with higher rates or costs than standard agency loans. The trade-off is access to financing that better matches how you actually earn income. We’ll show you side-by-side comparisons where possible so you can weigh the trade-offs clearly.

Many programs look for at least two years of self-employed or 1099 history, though some may allow less with strong compensating factors. We’ll review your timeline and help you see what’s realistic today versus what may open up in the next 6–12 months.

Often, yes—especially when you’re an experienced investor with strong reserves and a clear plan. In some cases we may look at bank statement and DSCR-style approaches side by side to see which structure best fits your overall portfolio strategy.

That’s normal for many business owners. We’ll focus on averages over time and document any unusual spikes or one-off deposits so the underwriter understands what’s truly recurring income versus outliers.

Ready to see if a bank statement loan fits your story?

We’ll map out what your income looks like on paper using deposits—not just tax returns—then compare specialty options with any traditional lanes you may qualify for. From there, you’ll have a clear, responsible course of action.

See if you qualify Ask your questions first

Bank statement and other specialty / non-QM loans are offered through specific investors and may have higher rates, costs, and risk considerations than traditional agency loans. Program availability, terms, and guidelines can change without notice and vary by location, property type, and borrower profile. This page is for informational purposes only and is not a commitment to lend. All loans subject to credit and collateral approval. All loans subject to approval. Equal Housing Lender.