Specialty mortgage programs · Flexible options for unique situations
When your income, properties, or plans don’t fit the standard box, we use specialty and Non-QM programs to qualify the real story: bank statements, rental income, alternative documentation, assets, and more.
These programs are designed for self-employed borrowers, real estate investors, foreign nationals, and anyone whose financial life doesn’t live on a simple W-2. We’ll help you sort through options in plain language.
NMLS #277954 • Success Mortgage Partners • Programs vary by lender and market conditions. Not all applicants will qualify.
Coaching insight
Specialty loans are built for people and properties that don’t fit neatly into traditional underwriting. Instead of forcing your story into the wrong box, we match you with programs designed for how you actually earn, invest, and live.
Business owners, contractors, gig workers, and borrowers whose strength is in cash flow or assets more than on a traditional tax return.
DSCR, no-ratio, fix & flip, and short-term rental loans for building and scaling portfolios.
Foreign nationals, ITIN borrowers, condotels, mixed-use, rural land, and other scenarios that sit just outside the standard guidelines.
How it works
Instead of relying solely on W-2s and tax returns, these programs look at your actual cash flow, business activity, and assets. They’re designed for people whose numbers on paper don’t tell the full story.
Documentation and terms vary by program and investor. We’ll help you choose the structure that makes the most sense for your goals.
Choosing your program
Investor-focused loans lean on the property’s performance rather than traditional income documentation. They’re built for scaling your portfolio, not just buying one property.
DSCR thresholds, reserves, and prepayment terms differ by program. We’ll walk through the trade-offs before you lock anything in.
Expanded borrower profiles
Sometimes the challenge isn’t the property—it’s how a borrower’s story shows up on paper. These programs can help when traditional guidelines say “no,” but the big picture says “this makes sense.”
Property flexibility
Specialty programs can open doors when the property itself is outside conventional guidelines or you’re building something new.
Quick answers
A quick snapshot of the questions that come up most often when we talk about Non-QM, alternative documentation, and specialty mortgage programs.
Not necessarily. “Non-QM” simply means the loan doesn’t fit the strict Qualified Mortgage definition used for many conventional loans. These programs still have guidelines, disclosures, and guardrails. The key is understanding why we’d use one and how it fits into your bigger plan.
Usually, yes. You’re paying for flexibility and the ability to qualify using different documentation or property types. Our job is to compare the cost against the benefit—time saved, opportunities unlocked, and future options—so the trade-off is clear and intentional.
It depends on the program, property type, and your profile. Investor and specialty programs often require more money down and more reserves than standard owner-occupied loans. We’ll walk through realistic ranges early so there are no surprises.
Many investor and Non-QM programs allow LLC vesting and, in some cases, the use of business funds for down payment and reserves—subject to guidelines. We’ll map out title, entity, and cash-flow considerations before you write offers or make commitments.
Not necessarily. Sometimes a specialty loan is a bridge strategy—a way to move forward now, with a plan to refinance into a different structure later if rates, guidelines, or your profile change. We’ll talk openly about both the “now” strategy and the potential “next” step.
We start with your goals, timeframe, and tolerance for complexity. From there, we compare a handful of realistic scenarios side-by-side—payment, cash-to-close, documentation, and risk— so it’s easier to see which path lines up with your life.
I’ll help you compare specialty programs with traditional loans so you can move forward with clarity, not guesswork.
Programs, rates, and terms are subject to change without notice. Eligibility, underwriting, and documentation requirements vary by lender and investor. Equal Housing Lender. Not a commitment to lend. All loans subject to credit and collateral approval. All loans subject to approval. Equal Housing Lender.