Creative Financing Options

Borrowers who’ve been declined, and borrowers who know in advance they won’t fit. Business owners whose write-offs make a strong income look small. Retirees with substantial savings but no paycheck. Someone rebuilding after a bankruptcy, foreclosure, or divorce. A buyer who needs to purchase before their current home sells. A foreign national or ITIN borrower with no US credit file. Anyone buying a property that a conventional appraisal or condo review won’t approve.

If a lender has already told you no, the most useful thing you can do is tell us why they said no. That one detail usually points straight to the program that will work.

For unique or hard-to-document income

• Asset Depletion / Asset Qualifier — qualify using your liquid assets rather than employment income. Savings, brokerage accounts, and retirement funds are converted into a qualifying income stream. Common for retirees and borrowers with significant net worth but little reportable income.
• Profit & Loss Only — qualify on a 12- or 24-month profit and loss statement prepared by your CPA or tax preparer, without tax returns and often without bank statements.
• 1099 and Bank Statement programs — for self-employed borrowers and independent contractors. (See our dedicated Bank Statement / 1099 page.)
• VOE Only — qualification through a written verification of employment alone on certain W-2 borrower programs.

For credit challenges

• Recent Credit Event programs — financing available shortly after a bankruptcy, foreclosure, short sale, or loan modification, without the multi-year waiting periods conventional lending requires.
• Non-Prime lending — programs built for lower credit scores, recent late payments, or collections, with pricing set to the risk rather than a flat decline.

For borrowers without a traditional credit or residency profile

• ITIN loans — for borrowers who file taxes using an Individual Taxpayer Identification Number instead of a Social Security number.
• Foreign National loans — for non-US citizens purchasing property in the United States without a US credit history.

For timing and property challenges

• Bridge loans — buy your next home before the current one sells, so you can make a non-contingent offer and move once.
• Renovation loans — purchase or refinance a home and finance the improvements in the same loan, for properties you intend to live in.
• Construction and construction-to-permanent — finance a build, then convert to a long-term mortgage without a second closing.
• Non-warrantable condo financing — for condominium projects that fail conventional agency review due to investor concentration, litigation, commercial space, or reserves.
• Jumbo and specialty jumbo — loan amounts above conforming limits, including options with flexible documentation.

For investors

• DSCR and Fix N Flip programs — qualification driven by the property rather than personal income. (See our dedicated DSCR and Fix N Flip pages.)
• Blanket and portfolio loans — a single loan across multiple properties, useful for consolidating or scaling a portfolio.
• Interest-only and 40-year terms — structures that lower the monthly payment where cash flow matters more than amortization.