— ABOUT NON-QM LOANS

Not every borrower fits inside a conventional mortgage box, and that’s exactly where Pacific Home Loans excels. We have been structuring and closing Non-QM (non-qualified mortgage) loans since 2018, building deep expertise across every major alternative documentation program available in today’s market. Whether your income is complex, your assets are the story, or your property doesn’t fit agency guidelines, our team knows how to find a path forward.

Non-QM loans are not a last resort. For the right borrower, they are the most intelligent financing solution available, offering flexibility, speed, and structures that traditional lenders simply cannot provide. Pacific Home Loans is built around this philosophy.

— FLEXIBLE FINANCING

A Non-QM loan – short for non-qualified mortgage – is any mortgage that falls outside the standard guidelines set by Fannie Mae, Freddie Mac, and other agency programs. These loans are underwritten using alternative methods to assess a borrower’s ability to repay, such as bank deposit history, property rental income, liquid assets, or individual taxpayer identification.

Non-QM does not mean subprime. These are fully underwritten, professionally structured mortgage products designed for borrowers with strong financial profiles that simply don’t translate well into traditional documentation requirements.

All programs remain subject to underwriting guidelines and investor overlays.

— STRATEGIC LENDING

Pacific Home Loans structures multiple Non-QM solutions depending on a borrower’s profile and the property type. Each program uses a distinct qualification methodology. Our team reviews your full financial profile before recommending a structure.

— SPECIALIZED FINANCING

Non-QM lending requires more than access to programs – it requires the experience to structure loans correctly the first time. Since 2018, our team has been closing Non-QM transactions across a wide range of borrower profiles, property types, and market conditions. We understand how these programs are underwritten, what investors are looking for, and how to position your file for approval.

We work directly with a curated network of Non-QM investors and capital partners, giving us the flexibility to match each borrower with the right program – not just the easiest one to close.

Pacific Home Loans structures financing using a tiered approach based on borrower profile, property type, and transaction complexity:

Traditional Agency Financing – used when income and property meet standard Fannie Mae, Freddie Mac, FHA, or VA guidelines
↓
Non-QM Platform – used when income, assets, or property structure requires flexible qualification methodology
↓
Portfolio Lending Solutions – used for high-value or complex transactions requiring advanced structuring, pledged assets, or cross-collateralization

→ Portfolio Loans & Flexible Financing Solutions 

— NON-QM LENDING

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

— MARKETS SERVED

The Non-QM borrower landscape varies by market, but the programs available are consistent across all states where Pacific Home Loans is licensed. Common borrower profiles by geography include:

Compliance & Qualification Notes
Alternative documentation loans are non-agency mortgage products that may carry different pricing than conforming loans. They require full underwriting review and are subject to investor guidelines, overlays, and reserve requirements. Qualification and approval depend on borrower documentation, property eligibility, and investor criteria. Program availability may vary by state based on investor guidelines.

— COMMON QUESTIONS