San Antonio boasts a resilient job market, a lower cost of living compared to many major metropolitan areas, and lively neighborhoods, from the historic Monte Vista to the booming Far West Side. For self-employed professionals, contractors, and investors, the Alamo City’s housing market offers room to grow, yet traditional mortgages don’t always capture how you actually earn. That’s where Non-Qualified Mortgage (Non-QM) loans give you practical, flexible paths to homeownership and investment, without forcing your finances into a one-size-fits-all box.
Non-QM loans help you qualify using alternative documentation and sensible underwriting. In San Antonio, the most common options include Bank Statement loans, Asset-Qualifier loans, DSCR loans for investors, 1099 Home Loans, Profit & Loss (P&L) Statement Loans, and Foreign National mortgages. Each program evaluates your real ability to repay—through cash flow, assets, or property income—so you can move forward with confidence.
If you’re self-employed and your tax returns understate income after write-offs, a Bank Statement loan uses 12–24 months of personal or business statements to calculate qualifying income. Lenders apply an expense factor (or CPA letter) for business accounts, then average deposits to determine income. You benefit from:
When you have significant liquid assets but irregular income, Asset-Qualifier loans treat those assets as income over a defined term. Savings, brokerage, and retirement accounts can count, after applying lender haircuts and seasoning rules. It’s a fit if you’ve built wealth and want a low-documentation route to a competitive mortgage.
Debt Service Coverage Ratio (DSCR) loans primarily qualify based on a property’s rental income versus its monthly housing expenses (PITIA). Many lenders look for a DSCR at or above 1.00–1.25, meaning the rent covers the payment. Highlights include:
If you’re paid via 1099s, rideshare, consulting, creative, or construction, lenders can use one to two years of 1099 forms (and sometimes YTD documentation) to determine qualifying income, often without full tax returns. This aligns your mortgage approval with your actual income.
Perfect for entrepreneurs and small business owners who keep accurate books. A recent P&L (often prepared by a CPA and sometimes accompanied by supporting bank statements) can verify business revenue and expenses, rather than requiring full financial statements. You’ll showcase real profitability and cash flow with fewer hurdles using a P&L Statement loan.
International buyers without a U.S. credit card or a Social Security number can purchase here using a valid passport or visa, international credit references, and verified foreign income or assets. Expect higher down payments and reserves, but reliable programs exist for second homes and investment properties in San Antonio’s sought-after neighborhoods.
Commonly 620–680+ (stronger profiles can access better pricing).
Typically 10%–30%; investors and foreign national programs often fall on the higher end.
Often up to 50%; DSCR focuses on property cash flow instead of DTI.
3–12 months of PITIA is typical; longer periods are more common for jumbo or investor files.
12–24 months bank statements, assets (with acceptable sources), P&L statements, 1099s, lease agreements/appraisals for DSCR, or foreign income/asset evidence.
Single-family homes, townhomes, condos, and 2–4 units; many programs allow second homes and investment properties.
Program terms, eligibility, and pricing change by lender and profile. The above reflects common market practices; your exact approval will depend on verified documentation, credit, assets, property type, and risk guidelines.
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You deserve a mortgage that understands how you really earn your money. Whether you prefer bank statements, asset-based qualifying, a DSCR investor route, 1099 income, a clean P&L, or a Foreign National program, you have options in San Antonio.
Connect with one of our local Non-QM specialists at (877) 280-4833 to compare scenarios, lock in the structure that fits your goals, and move forward with clarity and confidence.
