— NON-QM PLATFORM

Non-QM & Alternative
Documentation Loans

Flexible Mortgage Solutions for Self-Employed Borrowers, Real Estate Investors, High-Net-Worth Clients, and Complex Income Structures

Call 1-866-389-2778

— NON-QM LOANS

Non-QM & Alternative
Documentation Loans

Traditional mortgage underwriting was built around W-2 income, predictable paychecks, and standardized tax-return analysis. Today’s borrowers often look very different. Business owners, real estate investors, independent contractors, retirees, high-net-worth borrowers, and international buyers frequently have strong financial profiles that conventional lending guidelines fail to recognize.

Pacific Home Loans has been funding Non-QM loans in-house since 2018. As a hybrid mortgage bank and broker, we fund the majority of our Non-QM loans directly while maintaining one of the most diverse broker shelves in the industry – giving borrowers both the speed of an in-house lender and the program flexibility of a wholesale-connected broker.

Borrowers qualify through alternative documentation financing solutions including:

  • Bank Statement Loans
  • DSCR / Investor Cash Flow Loans
  • Asset-Based Loans
  • 1099 Income Loans
  • Foreign National Financing
  • Private Money & Transitional Financing

Call today to get started!

Many borrowers have strong income, substantial assets, excellent liquidity, or investment properties with significant cash flow – but require more flexible qualification methods than conventional lending allows.

Whether you are financing a primary residence, an investment property, a vacation rental, a non-warrantable condominium, a condotel, or a luxury second home, Pacific Home Loans structures financing solutions designed around how you actually earn, invest, and build wealth.

Non-QM financing is not a last resort. For many borrowers, it is the most intelligent financing solution available.

— ABOUT NON-QM LENDING

What Is a
Non-QM Loan?

A Non-QM (Non-Qualified Mortgage) loan is a mortgage structured outside traditional Fannie Mae, Freddie Mac, FHA, VA, and standard jumbo underwriting guidelines. Instead of relying exclusively on W-2 income, tax-return net income, or conventional debt-to-income formulas, Non-QM programs may qualify borrowers using:

  • Bank deposits and business cash flow
  • Property rental income (DSCR)
  • Liquid assets and investment portfolios
  • 1099 income
  • International assets and global income
  • Or other alternative income verification methods

These are fully underwritten mortgage products — designed for borrowers whose financial strength may not fit inside conventional lending formulas, not for borrowers with weak credit or no documentation.

— ABOUT NON-QM LENDING

Who Non-QM Financing
Is Designed For

Non-QM financing may be appropriate for:

  • Self-employed borrowers and business owners
  • Real estate investors
  • Independent contractors and gig-economy professionals
  • Retirees and high-net-worth borrowers
  • Foreign national buyers
  • Borrowers with complex tax returns or substantial write-offs
  • Investors purchasing short-term rental properties
  • Borrowers requiring flexible qualification solutions

Many borrowers we work with have strong income, significant assets, and excellent liquidity – but require a more flexible approach to qualification than conventional lending allows.

— LOAN PROGRAMS

Alternative Documentation
Loan Options

Pacific Home Loans structures multiple Non-QM financing programs, each designed around a specific borrower profile, income structure, and financing strategy.

Bank Statement Loans

Designed for self-employed borrowers and business owners, Bank Statement Loans use 12 or 24 months of personal or business deposit history to calculate qualifying income – no tax returns required.

→ Bank Statement Loan Programs

DSCR / Investor Cash Flow Loans

DSCR loans qualify real estate investors based on the rental income generated by the property itself rather than personal income or tax returns. Commonly used for long-term rentals, vacation rentals, Airbnb and VRBO properties, and growing investment portfolios.

→ DSCR / Investor Cash Flow Loan

Asset-Based Loans

For high-net-worth borrowers, retirees, and investors with significant accumulated wealth, Asset-Based Loans convert liquid assets and real estate equity into qualifying income – often without traditional employment income requirements.

→ Asset-Based Loan Programs

1099 Income Loans

Purpose-built for independent contractors and 1099 earners, these programs use qualification methods aligned with how gig-economy and contract workers actually earn income.

→ 1099 Loan Programs

Foreign National Loans

Foreign National financing solutions are designed for non-U.S. citizens purchasing second homes and investment properties in the United States, including resort and vacation destination markets.

→ Foreign National Loan Programs

Private Money & Hard Money Loans

When speed, flexibility, or a defined exit strategy is the priority, Private Money financing provides short-term acquisition, bridge, and renovation financing solutions.

→ Private Money & Hard Money Loan Programs

— RESORT & INVESTMENT FINANCING

Non-QM Financing for Resort
& Investment Properties

Many borrowers purchasing non-warrantable condominiums, vacation rental properties, resort real estate, luxury short-term rental homes, and condotels require more flexible qualification methods than conventional lending allows.

DSCR, Bank Statement, and Asset-Based financing are among the most commonly used qualification methods for vacation rental financing, non-warrantable condominium financing, condotel financing, short-term rental investing, and resort investment real estate.

DSCR financing is especially relevant for condotel investors and short-term rental owners, because the property qualifies on its own rental cash flow rather than the borrower’s personal income – a natural fit for properties operated as investment assets.

For DSCR qualification on condotels, vacation rentals, and investment properties:
→ DSCR / Investor Cash Flow Loan Programs

For eligible vacation rental condominiums and resort condo financing:
→ PrimeResort™ Vacation Rental Condo & Resort Financing

For luxury property financing, condotels, jumbo lending, and strategic structuring:
→ Portfolio Loans, Condotel Financing & Strategic Luxury Property Solutions

— WHY PACIFIC HOME LOANS

Why Pacific Home Loans
for Non-QM Financing

Non-QM lending requires significantly more experience than traditional agency lending. Pacific Home Loans has specialized in Non-QM financing since 2018, structuring solutions across self-employed income, investment-property cash flow, asset-based qualification, resort-property financing, condotel financing, luxury real estate, and complex financial structures.

In-House Funding Plus a Broker Shelf

Pacific Home Loans operates as a hybrid mortgage bank and broker. The majority of our Non-QM loans are funded in-house – which means faster decisions, direct underwriting access, and control over the process from application to close. For scenarios that fit better with another investor, our broker shelf gives us access to one of the most diverse Non-QM program offerings in the industry.

That combination matters: borrowers get the speed and certainty of an in-house lender, with the program breadth of a broker when a specialized investor is the right fit. We are not limited to one bank’s box of programs, and we are not dependent on wholesale partners for every transaction.

We work with a curated network of Non-QM investors and capital partners to align borrowers with financing solutions designed around how they earn income, how they invest, and how they build wealth.

— PHL CAPITAL PLATFORM

How Non-QM Financing Fits Into
the PHL Lending Platform

Pacific Home Loans structures financing using a tiered capital platform based on borrower profile, property classification, liquidity, qualification strategy, and transaction complexity.

Agency Financing
Conventional, FHA, VA, and traditional jumbo programs for borrowers and properties meeting standard guidelines
↓
PrimeResort™
Non-warrantable condo and vacation rental condo financing for resort-style condominium projects
↓
Non-QM Financing
Flexible qualification using DSCR, bank statements, asset-based qualification, 1099 income, foreign national documentation, and short-term private money / bridge financing
↓
Portfolio Lending
Condotels, luxury property financing, jumbo and super jumbo lending, and advanced strategic structuring

— NON-QM LENDING

Non-QM & Resort
Condominium Financing

Many Non-QM borrowers are purchasing condominium or resort properties where project eligibility can be just as important as borrower qualification. Pacific Home Loans has specialized expertise in financing non-warrantable condominiums, condotels, and resort-designated properties that fall outside conventional project approval guidelines.

→ PrimeResort™ Condo Financing

— COMMON QUESTIONS

Non-QM Financing
FAQ

Have a question not answered here? Our team is available to walk through your specific scenario.

A Non-QM loan is a mortgage using alternative qualification methods outside traditional agency lending guidelines. These are fully underwritten mortgages – not subprime or no-doc loans.

No. Many Non-QM borrowers have strong credit, substantial assets, and significant liquidity. They use Non-QM financing because traditional underwriting does not properly capture their income or financial profile.

Yes. Certain Non-QM programs – including Bank Statement Loans, DSCR Loans, and Asset-Based Loans – may allow borrowers to qualify without traditional tax-return income documentation.

That depends on how income is earned and documented. Bank Statement Loans, 1099 Loans, and Asset-Based Loans are among the most common financing solutions used by self-employed borrowers.

Bank Statement Loans qualify borrowers using business or personal deposit history. DSCR Loans qualify investors using property cash flow generated by the property itself.

Yes. DSCR and other Non-QM financing solutions may allow borrowers to qualify using short-term rental income from vacation rental and investment properties.

Yes. Many borrowers purchasing condotels, non-warrantable condominiums, and resort properties use Non-QM financing solutions including DSCR, Bank Statement, and Asset-Based financing. DSCR financing in particular is a common qualification method for condotel investors, since the program qualifies the property on its rental cash flow rather than the borrower’s personal income – well suited to short-term rental performance. For resort-style condos specifically, PrimeResort™ may offer lower down payments than condotel-classified loans. See our DSCR Loan Programs and Portfolio Lending pages for the financing structures most commonly used for these property types.

Eligible property types may include:

  • Primary residences
  • Second homes
  • Investment properties
  • Luxury homes
  • Resort condominiums
  • Non-warrantable condominiums
  • Condotels
  • Short-term rental properties

Non-QM financing focuses primarily on flexible qualification methods using alternative income documentation. Portfolio Lending focuses more heavily on strategic structuring, jumbo and super jumbo financing, pledged assets, liquidity management, and complex high-value transactions. Many transactions involve elements of both.

Pacific Home Loans structures Non-QM financing solutions throughout:

  • Arizona
  • California
  • Colorado
  • Hawaii
  • Montana
  • Nevada
  • Oregon
  • Tennessee
  • Texas
  • Washington

Program availability may vary depending on investor guidelines and property type.

Non-QM loans may carry different pricing than conventional financing depending on borrower profile, documentation type, reserves, property type, occupancy, and overall transaction risk. Pricing differences vary widely by program.

Minimum credit score requirements vary depending on loan program, occupancy, property type, documentation method, and investor guidelines. Many Non-QM borrowers have strong credit profiles, though alternative solutions may also be available for borrowers with unique circumstances.

Ready to Explore Flexible Mortgage Solutions?

Whether your scenario involves self-employed income, investment-property cash flow, asset qualification, resort property financing, short-term rental investing, international financing, or complex income structures, Pacific Home Loans is available to help structure the right financing solution for your goals.

Call 1-866-389-2778